502A London Road, Thornton Heath, CR7 7HQ

UPRN:100020697367Converted Flat1 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band BEPC: C (74)

Data freshness:Price Paid· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

502A London Road, Thornton Heath, CR7 7HQ

HP Score

/ 100

Mixed

Verdict

5 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£222,000

£178k - £266kLow

Estimate

£222k

Range

£178k – £266k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

2.09%

Verdict

Derived from HomePortfolio scores

502A London Road earns an INVESTIGATE rating with HP Score 73/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (98/100). 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

73/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

44/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 38Bike 56

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole flat at this UPRN - value evidence is not comparable

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£575,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: -£1,248/mo
Cash on cash: -7.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.52 - 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£222,000

Rent Estimate (pcm)£1,000

Gross Yield2.09%

1y Growth-

3y Growth-1.0%

5y Growth+0.1%

10y Growth+2.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1CR7 7HQ

Approval Rate

-12mo

Development

low

26/03085/LP
Planning application
Pending
26/02998/LE
Use of Unit 1 as a place of meeting/community use (Use Class F2(b)).
Pending
26/02955/GPDO
Erection of a single storey rear extension which projects out from the rear wall of the original house by 4.5 metres, with an eaves height of 2.97 metres and a maximum roof height of 3.05 metres
Pending

View Planning Timeline

Ownership

Corporate Ownership69.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density-

Owner Occupied20%

Age Distribution

0-15 30%16-64 63%65+ 7%

View Area Profile

Schools Nearby

Elmwood Infant School
0.3 mi
Good
Elmwood Junior School
0.3 mi
Good
West Thornton Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Paxton Academy Sports And Science
0.4 mi
Good

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

View All Schools

Comparables

View All

516 London Road
-
£640k
-
510 London Road
-
£50k
-
512 - 514 London Road
-
£220k
-
514 London Road
-
£107k
-

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