7A Coombe Wood Hill, Purley, CR8 1JP

UPRN:100020664459Detached Bungalow3 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band EEPC: C (72)

Data freshness:Listing· freshPlanning· 1mo agoOwnership· freshEPC· 2mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 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

£681,000

£647k - £715kHigh

Estimate

£681k

Range

£647k – £715k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

4.55%

Verdict

Derived from HomePortfolio scores

7A Coombe Wood Hill earns an INVESTIGATE rating with HP Score 73/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (49/100). 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

73/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

49/ 100

Mixed

Transit & Bike

Transit 31Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£685,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,300-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £231,050
Net cash flow: -£512/mo
Cash on cash: -2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£681,000

Rent Estimate (pcm)£2,600

Gross Yield4.55%

1y Growth-

3y Growth+3.2%

5y Growth+1.9%

10y Growth+1.7%

Last Sold Price£500,000 (2017-08-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1CR8 1JP

Approval Rate

100%12mo

Development

low

26/03119/HSE
Alterations including demolition of conservatory and erection of single storey side extension.
Pending
26/03099/HSE
Demolition of existing rear conservatory, erection of single storey rear extension and first floor side extension. Alterations include changes to roofs, land level and conversion of garage into habitable space.
Pending
26/03077/HSE
Erection of a 4m deep single storey rear extension and extension of patio.
Pending

View Planning Timeline

Ownership

Corporate Ownership60.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-08-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density980 /km²

Owner Occupied86%

Age Distribution

0-15 18%16-64 63%65+ 19%

View Area Profile

Schools Nearby

Abingdon House School Purley
0.3 mi
Inspected by ISI
Harris Primary Academy Kenley
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Riddlesdown Collegiate
0.8 mi
OutstandingConcerns
Purley Nursery School
0.8 mi
Outstanding

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

View All Schools

Comparables

View All

11 Coombe Wood Hill
-
£485k
-
7A Coombe Wood Hill
-
£500k
-
5 Coombe Wood Hill
-
£586k
-
5 Coombe Wood Hill
-
£480k
-

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