129 Kingsway, Petts Wood, Orpington, BR5 1PP

UPRN:100020464136Semi-Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: C (72)

Data freshness:Listing· freshOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

129 Kingsway, Petts Wood, Orpington, BR5 1PP

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,195,000

£1.14M - £1.25MHigh

Estimate

£1.20M

Range

£1.14M – £1.25M

Rent Estimate (pcm)

£5,450

£5k - £6k

Monthly

£5,450

Yield

5.69%

Verdict

Derived from HomePortfolio scores

129 Kingsway earns an INVESTIGATE rating with HP Score 81/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (100/100). 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

81/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

27/ 100

Moderate

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 35Bike 59

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 9 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 +3.8% (HIGH), sold-comps +4.9%, £/sqft +4.9%] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 100020464136· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.4%· as of 31 Oct 2026
Rental economics4.7/40
gross yield 5.7%; range width penalty ×0.85
- valuation_snapshotsrent estimate 5450/mo (range 4950-5900)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -976/mo, -18% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 146 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 9 Nov 2026
Risk & liquidity14.6/15
365 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

£862,500£1,322,500

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£1,150,000

At the asking price

Monthly rent£5,450/mo

Evidenced range £4,950-£5,900

Interest rate5.4%

Loan to value75%

Cash required: £405,050
Net cash flow: -£108/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): 1.40 - 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 100020464136Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.4%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 5450/mo (range 4950-5900)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 5450/mo (range 4950-5900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 146 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,195,000

Rent Estimate (pcm)£5,450

Gross Yield5.69%

1y Growth-

3y Growth+1.9%

5y Growth+1.6%

10y Growth+2.8%

Last Sold Price£835,000 (2016-07-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1BR5 1PP

Approval Rate

-12mo

Development

low

25/05003/AMD
Non-material amendment under Section 96a of the Town and Country Planning Act to development granted planning permission under reference 25/05003/HPA (Demolition of existing store and pergola. Construction of a single storey rear extension, a part first floor side/rear extension with part garage conversion into habitable space. Loft conversion to form habitable accommodation with side/rear rooflights and elevational alterations.) to allow for removal of one redundant chimney stack.
Pending
26/04320/TCA
T1 Cypress Conifer - Fell to ground level. T2 Beech - Reduce by 2m to suitable growth points. T3 Ash - Lift the lowest branches up to 6m.
Pending
26/04231/TCA
T2 Silver Birch - Section fell to as close to ground level as practicable.
Pending

View Planning Timeline

Ownership

Corporate Ownership77%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-07-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,981

Population Density-

Owner Occupied73%

Age Distribution

0-15 22%16-64 60%65+ 18%

View Area Profile

Schools Nearby

St James' Roman Catholic Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Crofton Junior School
0.7 mi
Outstanding
Crofton Infant School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Southborough Primary School
0.8 mi
Inspected as Southborough Primary School (URN 101601) on 13 Feb 2020

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

View All Schools

Comparables

View All

137 Kingsway
-
£847k
-
161 Kingsway
-
£1.50M
-
117 Kingsway
-
£942k
-
165 Kingsway
-
£705k
-

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