98 Laurel Crescent, Croydon, CR0 8LW

UPRN:100020607643Flat/MaisonetteBeds -Built 1950-1966

Tenure: -Council Tax: Band CEPC: C (73)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£238,000

£214k - £261kMedium

Estimate

£238k

Range

£214k – £261k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

7.20%

Verdict

Derived from HomePortfolio scores

98 Laurel Crescent earns an INVESTIGATE rating with HP Score 72/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (58/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

58/ 100

Moderate

Transit & Bike

Transit 23Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 6 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +5.5% (MEDIUM), sold-comps +41.4%, £/sqft +41.4%] → 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 100020607643· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.6%· as of 22 Oct 2026
Rental economics17.2/40
gross yield 7.2%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1350/mo (range 1250-1400)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -87/mo, -6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 98 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 6 Nov 2026
Risk & liquidity12.9/15
1173 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

£169,000£258,500

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£225,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £70,800
Net cash flow: £175/mo
Cash on cash: 3.0%
Score at this price: 33

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 100020607643Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.6%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1400)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1350/mo (range 1250-1400)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£238,000

Rent Estimate (pcm)£1,350

Gross Yield7.20%

1y Growth-

3y Growth+1.4%

5y Growth+0.7%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CR0 8LW

Approval Rate

-12mo

Development

low

26/04257/NOT
Single storey rear extension, extending beyond the rear wall of the original house by 3.5m, for which the maximum height would be 4m, and for which the height of the eaves would be 2.5m (42 Day Notification for Householder Permitted Development Prior Approval)
Pending
26/02921/FUL
Change of use of the dwellinghouse to a 6-bedroom, 6-person house in multiple occupation (Use Class C4), conversion of the existing garage to a cycle store, erection of porch canopy and a new entrance door, reconfiguration of the front forecourt to provide 6 car parking spaces, bin store and associted internal alterations.
Pending
26/03924/HPA
Two storey side extension and single storey rear extension, removal of chimney
Pending

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density-

Owner Occupied19%

Age Distribution

0-15 33%16-64 62%65+ 5%

View Area Profile

Schools Nearby

Forest Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Harris Primary Academy Benson
0.5 mi
Outstanding
Beckmead Park Academy
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Addington Valley Academy
0.8 mi
Good

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

View All Schools

Comparables

View All

130 Laurel Crescent
-
£273k
-
92 Laurel Crescent
-
£212k
-
108 Laurel Crescent
-
£265k
-
116 Laurel Crescent
-
£130k
-

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