9 Sprucedale Gardens, Croydon, CR0 5HU

UPRN:100020623740Detached HouseBeds -Built 1967-1975

FreeholdCouncil Tax: Band HEPC: C (69)

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

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

£1,420,000

£1.28M - £1.56MMedium

Estimate

£1.42M

Range

£1.28M – £1.56M

Rent Estimate (pcm)

£6,100

£6k - £7k

Monthly

£6,100

Yield

4.96%

Verdict

Derived from HomePortfolio scores

9 Sprucedale Gardens earns an INVESTIGATE rating with HP Score 60/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (17/100). 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

60/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

17/ 100

Low

Transit & Bike

Transit 17Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 -3.9% (MEDIUM)] → 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 9 Nov 2026
- valuation_snapshotsestimate for 100020623740· as of 9 Nov 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.82
- valuation_snapshotsrent estimate 6100/mo (range 5500-6650)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,869/mo, -31% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 70 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 11 Nov 2026
Risk & liquidity12.8/15
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

£1,106,000£1,696,000

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£1,475,000

At the asking price

Monthly rent£6,100/mo

Evidenced range £5,500-£6,650

Interest rate5.4%

Loan to value75%

Cash required: £535,050
Net cash flow: -£755/mo
Cash on cash: -1.7%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - 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 100020623740Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 6100/mo (range 5500-6650)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 6100/mo (range 5500-6650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 70 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. 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£1,420,000

Rent Estimate (pcm)£6,100

Gross Yield4.96%

1y Growth-

3y Growth+1.4%

5y Growth+0.7%

10y Growth+2.0%

Last Sold Price£297,000 (1996-12-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2CR0 5HU

Approval Rate

100%12mo

Development

low

26/03125/TRE
T1 Lime Tree: Remove all epicormic growth, from ground level to 2 metres, in order to allow appropriate access for resistograph assessment. (TPO 44, 2007)
Pending
26/03128/TRE
T2 and T9 Oak: Fell due to subsidence (TPO 24, 2006)
Pending
26/02838/LP
Erection of single-storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership58.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-12-05
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 Density463 /km²

Owner Occupied87%

Age Distribution

0-15 15%16-64 60%65+ 25%

View Area Profile

Schools Nearby

Coloma Convent Girls' School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Shirley High School Performing Arts College
0.3 mi
Good
St John's CofE Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Harris Primary Academy Benson
0.5 mi
Outstanding

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

7 Sprucedale Gardens
-
£925k
-
6 Sprucedale Gardens
-
£1.00M
-
3 Sprucedale Gardens
-
£875k
-
11 Sprucedale Gardens
-
£1.07M
-

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