59 Tidenham Gardens, Croydon, CR0 5UT

UPRN:100020628702Flat/MaisonetteBeds -Built 1976-1982

LeaseholdCouncil Tax: Band CEPC: C (70)

Data freshness:Planning· 4mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£287,000

£258k - £315kMedium

Estimate

£287k

Range

£258k – £315k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

8.35%

Verdict

Derived from HomePortfolio scores

59 Tidenham Gardens earns an INVESTIGATE rating with HP Score 77/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (56/100). 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

56/ 100

Moderate

Transit & Bike

Transit 34Bike 57

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 20% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0.2/15
claims [AVM +19.9% (MEDIUM), sold-comps +0.4%, £/sqft +0.2%] → measured edge +0.04pp 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 100020628702· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 10.5%· as of 28 Oct 2026
Rental economics25.4/40
gross yield 8.3%; range width penalty ×0.95; the estimate this rent rides on sits 20% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1600/mo (range 1500-1700)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin4.1/30
stressed cash flow +66/mo, +4% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 41 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 & 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 sensitivityScores 70+ up to £172,500

£172,500£264,500

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£230,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: £331/mo
Cash on cash: 5.5%
Score at this price: 43

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.06 - 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 100020628702Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 10.5%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1600/mo (range 1500-1700)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 1600/mo (range 1500-1700)
Rental economics needs verification before you rely on it
sale estimate 20% 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. Set your walk-away price before viewing - above £172,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£287,000

Rent Estimate (pcm)£1,600

Gross Yield8.35%

1y Growth-32.1%

3y Growth+1.4%

5y Growth+0.7%

10y Growth+2.0%

Last Sold Price£253,000 (2016-02-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CR0 5UT

Approval Rate

-12mo

Development

low

26/03024/FUL
Removal of existing outdoor cricket nets. Erection of three-lane indoor cricket training hall with two outdoor cricket nets, and associated bike parking.
Pending
26/02979/DISC
Discharge of condition 8 (external energy generation) of planning permission 24/00389/FUL granted on the 09/10/2024 for the ;Erection of four x two storey houses with accommodation in the roof space with associated landscaping, refuse storage and cycle storage
Pending
26/02980/DISC
Discharge of condition 12 (Drainage Strategy) of planning permission 24/00389/Ful granted on the 09/10/2024 for the ;Erection of four x two storey houses with accommodation in the roof space with associated landscaping, refuse storage and cycle storage'
Pending

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining133 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-02-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density9,826 /km²

Owner Occupied45%

Age Distribution

0-15 23%16-64 66%65+ 11%

View Area Profile

Schools Nearby

Park Hill Infant School
0.1 mi
Outstanding
Park Hill Junior School
0.2 mi
OutstandingImproving
Archbishop Tenison's CofE High School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Aspire Learning
0.4 mi
Good

2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Tidenham Gardens
-
£325k
-
10 Tidenham Gardens
-
£218k
-
47 Tidenham Gardens
-
£235k
-
34 Tidenham Gardens
-
£450k
-

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