7 Robins Grove, West Wickham, BR4 9DH

UPRN:100020489359Detached House5 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: D (68)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,397,000

£1.26M - £1.54MMedium

Estimate

£1.40M

Range

£1.26M – £1.54M

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

4.27%

Verdict

Derived from HomePortfolio scores

7 Robins Grove earns an INVESTIGATE rating with HP Score 67/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (22/100). 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

67/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

22/ 100

Low

Transit & Bike

Transit 8Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 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 +10.5% (MEDIUM), sold-comps -4.3%, £/sqft -4.3%] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 100020489359· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 21.7%· as of 10 Nov 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.71
- valuation_snapshotsrent estimate 4450/mo (range 3900-5000)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,133/mo, -48% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 203 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 & liquidity12.8/15
164 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £3,900-£5,000

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,138/mo
Cash on cash: -3.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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 100020489359Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 21.7%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 4450/mo (range 3900-5000)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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 4450/mo (range 3900-5000)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 203 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£1,397,000

Rent Estimate (pcm)£4,450

Gross Yield4.27%

1y Growth-

3y Growth+2.8%

5y Growth+1.4%

10y Growth+2.8%

Last Sold Price£520,000 (2009-06-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2BR4 9DH

Approval Rate

50%12mo

Development

low

26/04287/FPA
Roof extension/loft conversion and 2 rooflights in front roof slope to existing first floor 2 bedroom flat to create an additional 3 bedrooms and 1 bathroom
Pending
26/04272/HPA
Two storey side extension, loft conversion and rear dormer
Pending
26/04239/TPO
Large mature Oak tree in front garden - Remove any major deadwood/any dangerous damaged branches. SUBJECT TO TPO 444 (30.9.1988)
Pending

View Planning Timeline