99 Shortlands Close, Belvedere, DA17 5QY

UPRN:100020193113Flat/MaisonetteBeds -Built 1991-1995

LeaseholdCouncil Tax: Band AEPC: C (75)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

99 Shortlands Close, Belvedere, DA17 5QY

HP Score

/ 100

Mixed

Verdict

7 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£150,000

£135k - £165kMedium

Estimate

£150k

Range

£135k – £165k

Rent Estimate (pcm)

£650

£600 - £700

Monthly

£650

Yield

5.57%

Verdict

Derived from HomePortfolio scores

99 Shortlands Close earns an INVESTIGATE rating with HP Score 70/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (57/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket 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

70/ 100

Mixed

Investment Score

70/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

57/ 100

Moderate

Transit & Bike

Transit 38Bike 60

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 10 Nov 2026

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

Valuation edge0.4/15
claims [AVM +6.7% (MEDIUM), sold-comps +0.7%, £/sqft +0.5%] → measured edge +0.09pp 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 (MEDIUM confidence) · snapshot 10 Nov 2026
- valuation_snapshotsestimate for 100020193113· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.3%· as of 1 Nov 2026
Rental economics4.1/40
gross yield 5.6%; range width penalty ×0.89
- valuation_snapshotsrent estimate 650/mo (range 600-700)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -381/mo, -59% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 49 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 10 Nov 2026
Risk & liquidity0/15
lease 67 years (under 80): most lenders refuse it - risk scores nothing; 145 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo
- listing_factslease 67 years remaining (advert)· as of 10 Nov 2026

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

£105,000£161,000

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£140,000

At the asking price

Monthly rent£650/mo

Evidenced range £600-£700

Interest rate5.4%

Loan to value75%

Cash required: £43,600
Net cash flow: -£23/mo
Cash on cash: -0.6%
Score at this price: 4

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - 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 100020193113Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.3%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 650/mo (range 600-700)Rental economics · as of 10 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026

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 650/mo (range 600-700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 49 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£150,000

Rent Estimate (pcm)£650

Gross Yield5.57%

1y Growth-46.5%

3y Growth+1.4%

5y Growth+2.4%

10y Growth+2.8%

Last Sold Price£95,000 (2006-10-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DA17 5QY

Approval Rate

-12mo

Development

low

26/02051/FUL
Change of use from Residential Dwelling (Class C3) to HMO House of Multiple Occupation (Class C4) for a maximum of 6 occupants with associated cycle storage.
Pending
26/01975/FUL
Change of use from Residential Dwelling (Class C3) to House of Multiple Occupation (Class Sui Generis) for a maximum of 9 people. Erection of a first floor side extension, conversion of one garage to habitable room, conversion of roof space involving alterations to existing roofline, including two rear dormer extensions and four rooflights to front roofslope, including alterations to fenestration.
Pending
26/01908/FUL
Erection of a single storey rear extension following demolition of existing lean-to.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.4%
Overseas OwnershipNo
Lease Term Remaining66 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-10-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,883

Population Density11,050 /km²

Owner Occupied32%

Age Distribution

0-15 25%16-64 65%65+ 10%

View Area Profile

Schools Nearby

Northwood Primary School
0.1 mi
Inspected as Northwood Primary School (URN 101441) on 11 Oct 2016
Parkway Primary School
0.2 mi
Good
St Augustine of Canterbury CofE Primary School
0.2 mi
Inspected as St Augustine of Canterbury CofE VA Primary School (URN 134357) on 10 Mar 2010
St John Fisher Catholic Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

88 Shortlands Close
-
£195k
-
96 Shortlands Close
-
£119k
-
106 Shortlands Close
-
£232k
-
108 Shortlands Close
-
£244k
-

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