44 York Road, South Croydon, CR2 8NQ

UPRN:100020689151Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: D (63)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£570,000

£542k - £599kHigh

Estimate

£570k

Range

£542k – £599k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

4.38%

Verdict

Derived from HomePortfolio scores

44 York Road earns an INVESTIGATE rating with HP Score 86/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (94/100). 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)Defra 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

86/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

94/ 100

Excellent

Transit & Bike

Transit 41Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -0.9% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100020689151· as of 9 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.77
- valuation_snapshotsrent estimate 2100/mo (range 1900-2350)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,012/mo, -48% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 224 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 4 Nov 2026
Risk & liquidity14.6/15
492 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 sensitivity

£431,000£661,000

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£575,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,900-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: -£487/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - 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 100020689151Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2100/mo (range 1900-2350)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2100/mo (range 1900-2350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 224 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£570,000

Rent Estimate (pcm)£2,100

Gross Yield4.38%

1y Growth-

3y Growth+3.4%

5y Growth+2.0%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2CR2 8NQ

Approval Rate

50%12mo

Development

low

26/02943/FUL
Erection of a three storey rear extension and the provision of 2 x 1 bedroom flats and associated amenity space.
Pending
26/02868/TRE
T1 Silver Birch. Reduce by 3m in height and 1-1.5m laterally round. To prevent vehicle strike on the carriageway side. To slow root lifting of surrounding pathways that present trip hazards. Loss of light into the living areas of the property. (TPO 50, 2009 & 16, 1967)
Approved
26/02741/HSE
Erection of a two storey side extension and single storey rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density6,446 /km²

Owner Occupied86%

Age Distribution

0-15 17%16-64 58%65+ 25%

View Area Profile

Schools Nearby

Selsdon Primary and Nursery School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Greenvale Primary School
0.4 mi
Good
Croydon High School
0.4 mi
Inspected by ISI
The Quest Academy
0.5 mi
Requires improvement

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 York Road
-
£556k
-
20 York Road
-
£495k
-
8 York Road
-
£365k
-
16 York Road
-
£392k
-

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