21 Eaton Court, Regency Walk, Croydon, CR0 7US

UPRN:100020620437Mid Terrace House3 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band DEPC: D (62)

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

21 Eaton Court, Regency Walk, Croydon, CR0 7US

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

£431,000

£409k - £452kHigh

Estimate

£431k

Range

£409k – £452k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

8.25%

Verdict

Derived from HomePortfolio scores

21 Eaton Court earns an INVESTIGATE rating with HP Score 76/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (60/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

60/ 100

Moderate

Transit & Bike

Transit 16Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: the estimate sits 26% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +25.8% (HIGH), sold-comps +19.8%, £/sqft +19.8%] → 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 100020620437· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 13.6%· as of 21 Oct 2026
Rental economics25.3/40
gross yield 8.2%; range width penalty ×0.97; the estimate this rent rides on sits 26% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2200/mo (range 2050-2300)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 26% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin6.2/30
stressed cash flow +137/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 192 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 3 Nov 2026
Risk & liquidity14.6/15
1173 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 sensitivityScores 70+ up to £264,000

£240,000£368,000

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£320,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,050-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £103,300
Net cash flow: £443/mo
Cash on cash: 5.1%
Score at this price: 49

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.04 - 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 100020620437Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 13.6%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 2050-2300)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 26% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 2200/mo (range 2050-2300)
Rental economics needs verification before you rely on it
sale estimate 26% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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. Set your walk-away price before viewing - above £264,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£431,000

Rent Estimate (pcm)£2,200

Gross Yield8.25%

1y Growth+3.2%

3y Growth+1.4%

5y Growth+0.7%

10y Growth+2.0%

Last Sold Price£410,000 (2025-10-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CR0 7US

Approval Rate

-12mo

Development

low

26/00377/CON
Details submitted to comply with the requirements of the following conditions relating to planning permission 26/00377/FPA: Condition 4 - Anti-Social Behaviour Management Plan
Pending
23/03921/CON
Details submitted to comply with the requirements of the following conditions relating to planning permission 23/03921/FULL1: Condition 3 - Cycle Storage Details
Pending
26/03944/NOT
Single storey rear extension, extending beyond the rear wall of the original house by 5m, for which the maximum height would be 3.76m, and for which the height of the eaves would be 3.76m (42 Day Notification for Householder Permitted Development Prior Approval)
Pending

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-10-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density9,585 /km²

Owner Occupied72%

Age Distribution

0-15 23%16-64 60%65+ 17%

View Area Profile

Schools Nearby

Orchard Park High School
0.3 mi
GoodImproving
Orchard Way Primary School
0.3 mi
Inspected as Orchard Way Primary School (URN 101772) on 19 Jun 2018
Monks Orchard Primary School
0.4 mi
Good
Orion Eden Park
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Fairmile Court Regency Walk
-
£328k
-
Eaton Court Regency Walk
-
£410k
-
Fairmile Court Regency Walk
-
£445k
-
Eaton Court Regency Walk
-
£345k
-

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