12 The Grove, Bexleyheath, DA6 8HF

UPRN:100020217431Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: E (43)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

7 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£1,351,000

£1.28M - £1.42MHigh

Estimate

£1.35M

Range

£1.28M – £1.42M

Rent Estimate (pcm)

£4,800

£4k - £5k

Monthly

£4,800

Yield

3.97%

Verdict

Derived from HomePortfolio scores

12 The Grove earns an INVESTIGATE rating with HP Score 84/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (96/100). 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 NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

84/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

96/ 100

Excellent

Transit & Bike

Transit 37Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 -7.3% (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 12 Oct 2026
- valuation_snapshotsestimate for 100020217431· as of 12 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.76
- valuation_snapshotsrent estimate 4800/mo (range 4250-5300)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,719/mo, -57% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 149 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 2 Nov 2026
Risk & liquidity14.6/15
110 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

£1,087,500£1,667,500

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£1,450,000

At the asking price

Monthly rent£4,800/mo

Evidenced range £4,250-£5,300

Interest rate5.4%

Loan to value75%

Cash required: £525,050
Net cash flow: -£1,571/mo
Cash on cash: -3.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - below 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 100020217431Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 4800/mo (range 4250-5300)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 4800/mo (range 4250-5300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 149 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£1,351,000

Rent Estimate (pcm)£4,800

Gross Yield3.97%

1y Growth-

3y Growth+1.8%

5y Growth+3.0%

10y Growth+1.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DA6 8HF

Approval Rate

-12mo

Development

low

26/02021/FUL
Erection of single stroey rear extension following demolition of existing garage.
Pending
26/02019/LDCP
Lawful Development Certificate (Proposed) for the conversion of garage to habitable room.
Pending
26/01917/LDCE
Lawful Develoment Certificate (Existing) for the continued use as Class B2 and repair and servicing of motor vehicles.
Pending

View Planning Timeline

Ownership

Corporate Ownership53.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,883

Population Density3,845 /km²

Owner Occupied70%

Age Distribution

0-15 18%16-64 61%65+ 21%

View Area Profile

Schools Nearby

Crook Log Primary School
0.2 mi
Good
Aspire Academy
0.3 mi
GoodConcerns
Foster's Primary School
0.4 mi
GoodImproving
Park View Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 The Grove
-
£535k
-
10 The Grove
-
£750k
-
6 The Grove
-
£695k
-
6 The Grove
-
£550k
-

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