Property Management in Battersea & Nine Elms SW11

In this stock the block comes first. Around nine in ten of the homes we manage sit in concierge-run buildings, where the concierge holds the keys around the clock and viewings, check-ins and contractor visits are booked against them — the cleanest operational pattern there is, and the default in the central London new-build clusters we focus on. We administer the leasehold paperwork that comes with it: service charge, ground rent, council tax and utility invoices paid on your behalf and itemised at £10 a payment on our published schedule, and the sub-letting registration form and payment service as a £28 one-off. Where a building requires consent to let, we start it before the tenancy rather than after.

Communal heat networks and pre-payment meters are typical of central London new-builds, and they change what your advert has to say: the tenant is billed separately for heat and cannot always choose a supplier. At checkout those properties are topped up to clear any negative balance before keys come back. An EPC is required on every re-let and we check the register at the start of every new tenancy.

The compliance ledger is the calendar-driven half of the job: Gas Safety annually, with us booking and paying the engineer and issuing the CP12 to the tenant; EICR on the five-year cycle; smoke and CO alarm checks at the start of every tenancy and at every annual gas check; a Legionella risk assessment at the start of every tenancy; PRS Database registration from late 2026 under section 92 of the Renters’ Rights Act 2025; and Awaab’s Law expected to phase in from 2027. Licensing across every managed property is watched by the Kamma feed, so a new borough scheme reaches us the week it is gazetted. Rent is collected through Goodlord, reconciled against the rent schedule, and a statement reaches you every month.

Repairs run through one inbox, aftercare@harveywjames.com, and one line, 020 3865 1500. Works under £800 go ahead on your standing authority; above £800 we take your written approval first and add a 10% supervision fee on the works value. We do not collect fees from contractors and we do not mark up repair costs. Between tenancies the refresh cycle applies — a minor refresh inside 28 days of the new tenant’s check-in with no void at all, or a major refresh, expected roughly every five years, on a published ten-day void scheduled before the four-week marketing window rather than inside it. All of it sits inside one all-in fee of 10% of monthly rent including VAT, charged only in the months a tenant is paying rent, with no letting fee, no renewal fee and no rent-review fee — and nothing during a void, nothing to re-let.

SW11 is the Power Station and what has grown around it: apartments inside the restored building above the Apple offices and the retail Turbine Halls, Circus West Village as the first completed riverside phase with its own restaurants, gym and cinema, and Electric Boulevard with the later residential buildings and their extensive residents’ amenities. The quarter has its own Northern line stop; on the area guide’s off-peak figures Victoria is about eight minutes, Bank fifteen and our Stratford office thirty-three. More than 170 shops, restaurants and bars sit inside the Power Station itself, with Battersea Park alongside.

SW8 next door is Nine Elms: Embassy Gardens, the Ballymore development around the US Embassy of up to around 1,982 homes and best known for the transparent Sky Pool suspended some thirty-five metres up, and the run of riverside and Linear Park towers with pools, gyms and concierge that carries on towards Battersea. The Linear Park is creating a continuous run of greenery to Battersea Park, and New Covent Garden Market has been redeveloped into a food district. Vauxhall puts the Victoria line within reach.

What that means for a landlord is simple enough. This is amenity-led, premium new-build stock let to professionals, corporate relocations and a strongly international tenant base — many of them working in the offices around the Power Station. The building sets the rent and the building sets the management workload: communal heat, concierge access, residents’ facilities and a service charge that has to be paid on time whoever is in the flat.

Ask every managing agent here the same five questions. One: how do you work with the building — who deals with the concierge, the managing agent and the residents’ facilities, and who chases a service-charge demand that arrives late? Two: how is communal heat billed in my block, and does my advert say so? Three: what exactly is inside your fee — letting, renewal, the annual rent review — and what is itemised separately? Four: what is the threshold above which you must ask me before spending, and do you take anything from the contractor? Five: how many homes do you actually manage in this postcode, and will you show me the row rather than a regional claim?

That last question is the one we answer against ourselves: our rows here are small and this page says so. If another agent’s answers are better, use them — we mean that. And the line we hold: we won’t take a cut of your repair. We do not collect fees from contractors and we do not mark up repair costs; above £800 you approve the works in writing before anyone starts.