36 Manor Way, Purley, CR8 3BH

UPRN:100020667451Detached HouseBeds -Built 1950-1966

FreeholdCouncil Tax: Band GEPC: C (71)

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

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

£1,245,000

£1.12M - £1.37MMedium

Estimate

£1.25M

Range

£1.12M – £1.37M

Rent Estimate (pcm)

£4,700

£4k - £5k

Monthly

£4,700

Yield

5.13%

Verdict

Derived from HomePortfolio scores

36 Manor Way earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (64/100). 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 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

64/ 100

Moderate

Transit & Bike

Transit 25Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 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 +11.6% (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 14 Nov 2026
- valuation_snapshotsestimate for 100020667451· as of 14 Nov 2026
Rental economics0.8/40
gross yield 5.1%; range width penalty ×0.77
- valuation_snapshotsrent estimate 4700/mo (range 4200-5200)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,316/mo, -28% 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 9 Nov 2026
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 9 Nov 2026
Risk & liquidity12.8/15
299 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

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£4,700/mo

Evidenced range £4,200-£5,200

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£459/mo
Cash on cash: -1.4%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - 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 100020667451Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 4700/mo (range 4200-5200)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 4700/mo (range 4200-5200)
Seller motivation could not be 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

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. 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£1,245,000

Rent Estimate (pcm)£4,700

Gross Yield5.13%

1y Growth-

3y Growth+3.2%

5y Growth+1.9%

10y Growth+1.7%

Last Sold Price£620,000 (2004-05-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2CR8 3BH

Approval Rate

100%12mo

Development

low

26/03157/CAT
1 x Beech - Cut back to upright growth at edge of lawn area (growing at 45 degrees angle over lawn) 1 x Maple - Fell to ground (diseased/dying excessive die back in crown)
Pending
26/03081/CONR
Application to vary condition 2 (approved plans) of planning permission reference 25/01083/HSE for Demolition of detached annexe and erection of new detached double garage. Extension to rear of dwelling to include accommodation within the roofspace and basement, granted planning permission 04.11.2025.
Pending
26/03069/PDO
To install 1 x 9m wooden pole.
Pending

View Planning Timeline

Ownership

Corporate Ownership60.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-05-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density3,438 /km²

Owner Occupied67%

Age Distribution

0-15 17%16-64 63%65+ 20%

View Area Profile

Schools Nearby

Cumnor House School
0.3 mi
Inspected by ISI
Woodcote High School
0.4 mi
Good
Woodcote Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St David's School
0.5 mi
Inspected by ISI

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

4 Manor Way
-
£1.23M
-
44 Manor Way
-
£975k
-
20 Manor Way
-
£1.07M
-
22A Manor Way
-
£650k
-

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