89 Crofton Road, Orpington, BR6 8HU

UPRN:100020455437Semi-Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£942,000

£847k - £1.04MMedium

Estimate

£942k

Range

£847k – £1.04M

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

4.87%

Verdict

Derived from HomePortfolio scores

89 Crofton Road earns an INVESTIGATE rating with HP Score 70/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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

70/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 54Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +9.8% (MEDIUM), sold-comps +18.6%, £/sqft +18.6%] → measured edge +0.50pp 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 9 Oct 2026
- valuation_snapshotsestimate for 100020455437· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.1%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.79
- valuation_snapshotsrent estimate 3450/mo (range 3100-3800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,180/mo, -34% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 48 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 4 Nov 2026
Risk & liquidity12.8/15
459 sales/12mo in area; valuation range width 20%
- 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

£637,500£977,500

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£850,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £3,100-£3,800

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£480/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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 100020455437Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3450/mo (range 3100-3800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 3450/mo (range 3100-3800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 48 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£942,000

Rent Estimate (pcm)£3,450

Gross Yield4.87%

1y Growth-

3y Growth+0.3%

5y Growth+1.9%

10y Growth+2.3%

Last Sold Price£645,000 (2016-05-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1BR6 8HU

Approval Rate

0%12mo

Development

low

26/04277/LDC
The erection of a hip-to-gable roof extension with a rear dormer on the rear roof slope and 2 no. velux roof windows to the front roof slopes PROPOSED LAWFUL DEVELOPMENT CERTIFICATE
Pending
25/00843/AMD
Non-material amendment application under S96a of the Town and Country Planning Act to planning permission reference 25/00843/FULL6 to allow for changes to rear elevation to include alteration of roof eaves and addition of a glass window in the gable end above the rear doors. Alteration to side elevation to include the addition of a door and changes to the steps down to the rear of the property.
Pending
26/04145/HPA
Proposed ground floor rear and side extension with rooflights
Pending

View Planning Timeline

Ownership

Corporate Ownership65.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-05-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

24 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,981

Population Density4,780 /km²

Owner Occupied91%

Age Distribution

0-15 20%16-64 59%65+ 21%

View Area Profile

Schools Nearby

Newstead Wood School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tubbenden Primary School
0.5 mi
Good
Crofton Infant School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Crofton Junior School
0.7 mi
Outstanding

7 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

105 Crofton Road
-
£865k
-
103 Crofton Road
-
£650k
-
101 Crofton Road
-
£895k
-
67 Crofton Road
-
£743k
-

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