18 Hampden Avenue, Beckenham, BR3 4HB

UPRN:100020378596Mid Terrace House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: D (60)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£775,000

£736k - £814kHigh

Estimate

£775k

Range

£736k – £814k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

4.31%

Verdict

Derived from HomePortfolio scores

18 Hampden Avenue earns an INVESTIGATE rating with HP Score 82/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (84/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

84/ 100

High

Transit & Bike

Transit 45Bike 54

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£850,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,700-£3,350

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£757/mo
Cash on cash: -3.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£775,000

Rent Estimate (pcm)£3,050

Gross Yield4.31%

1y Growth-

3y Growth+0.0%

5y Growth+1.1%

10y Growth+2.0%

Last Sold Price£785,000 (2022-06-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1BR3 4HB

Approval Rate

100%12mo

Development

low

26/04278/NOT
Single storey rear extension, extending beyond the rear wall of the original house by 3.71m, for which the maximum height would be 3.39m, and for which the height of the eaves would be 3m (42 Day Notification for Householder Permitted Development Prior Approval)
Pending
26/04223/HPA
Loft conversion incorporating rear dormer and rooflights to front roof slope and increase in ridge height
Pending
26/04207/FPA
Loft conversion including rear L shape roof dormer and three front roof lights.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-06-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,981

Population Density9,805 /km²

Owner Occupied88%

Age Distribution

0-15 27%16-64 63%65+ 10%

View Area Profile

Schools Nearby

Balgowan Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Churchfields Primary School
0.2 mi
GoodImproving
Harris Primary Academy Kent House
0.6 mi
Outstanding
Alexandra Infant School
0.6 mi
Good

6 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

4 Hampden Avenue
-
£681k
-
30 Hampden Avenue
-
£618k
-
10 Hampden Avenue
-
£490k
-
18 Hampden Avenue
-
£785k
-

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