3 Old School Place, Croydon, CR0 4GA

UPRN:10001004892TerracedBeds -Built 1996-2002

FreeholdCouncil Tax: Band EEPC: C (80)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£547,000

£520k - £575kHigh

Estimate

£547k

Range

£520k – £575k

Rent Estimate (pcm)

£2,750

£3k - £3k

Monthly

£2,750

Yield

6.00%

Verdict

Derived from HomePortfolio scores

3 Old School Place earns an INVESTIGATE rating with HP Score 69/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (77/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

48/ 100

Elevated

Walkability

77/ 100

High

Transit & Bike

Transit 51Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.5% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10001004892· as of 9 Oct 2026
Rental economics7/40
gross yield 6.0%; range width penalty ×0.87
- valuation_snapshotsrent estimate 2750/mo (range 2550-3000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -429/mo, -16% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 112 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 3 Nov 2026
Risk & liquidity14.6/15
1173 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£412,500£632,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£550,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,550-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: £48/mo
Cash on cash: 0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10001004892Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2750/mo (range 2550-3000)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2750/mo (range 2550-3000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 112 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£547,000

Rent Estimate (pcm)£2,750

Gross Yield6.00%

1y Growth-

3y Growth+1.4%

5y Growth+0.7%

10y Growth+2.0%

Last Sold Price£219,999 (2003-06-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CR0 4GA

Approval Rate

-12mo

Development

low

26/03071/DISC
Discharge of condition 4 (Habitat management and monitoring plan) attached to planning permission 26/01322/FUL for the erection of a part two storey, part single storey rear extension, double storey side extension and a rear dormer along with the installation of rooflights, together with the subdivision of the property to create 2 x 3 bed flats, 2 x 1 bed flats and 3 x studio flats (part retrospective).
Pending
DM2026/01197
Conversion of loft space involving alterations to existing roofline and first floor roof extension, a dormer extension at rear, a window to flank roofslope and rooflights to front roofslope.
Pending
DM2026/01175
Erection of a single storey rear extension, conversion of loft space involving a dormer extension at rear, rooflights to front roofslope, removal of a rear/flank chimney stack and erection of a detached single storey outbuilding to rear garden land following the demolition of the existing single storey detached garage.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-06-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density4,127 /km²

Owner Occupied59%

Age Distribution

0-15 22%16-64 68%65+ 10%

View Area Profile

Schools Nearby

Harris Primary Academy Purley Way
0.2 mi
-
The Minster Nursery and Infants Church of England Academy
0.4 mi
Inspected as The Minster Nursery and Infant School (URN 101791) on 23 Jan 2019
The Minster Junior School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Carew Academy
0.4 mi
Inspected as Carew Academy (URN 139722) on 15 Jan 2020

3 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

16 Old School Place
-
£268k
-
40 Old School Place
-
£262k
-
75 Old School Place
-
£285k
-
84 Old School Place
-
£265k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN