87 Baston Road, Bromley, BR2 7BS

UPRN:100022891701Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (68)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£1,175,000

£940k - £1.41MLow

Estimate

£1.18M

Range

£940k – £1.41M

Rent Estimate (pcm)

£4,300

£4k - £5k

Monthly

£4,300

Yield

2.95%

Verdict

Derived from HomePortfolio scores

87 Baston Road earns an INVESTIGATE rating with HP Score 71/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (51/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

51/ 100

Moderate

Transit & Bike

Transit 23Bike 51

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 2.9%; range width penalty ×0.76
- valuation_snapshotsrent estimate 4300/mo (range 3850-4800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,352/mo, -101% 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 2 Nov 2026
Risk & liquidity9.2/15
467 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,750,000

At the asking price

Monthly rent£4,300/mo

Evidenced range £3,850-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: -£2,929/mo
Cash on cash: -5.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.73 - 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_snapshotsrent estimate 4300/mo (range 3850-4800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4300/mo (range 3850-4800)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,175,000

Rent Estimate (pcm)£4,300

Gross Yield2.95%

1y Growth-54.3%

3y Growth+0.0%

5y Growth+1.2%

10y Growth+2.0%

Last Sold Price£550,000 (2009-09-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

6BR2 7BS

Approval Rate

100%12mo

Development

low

26/04239/TPO
Large mature Oak tree in front garden - Remove any major deadwood/any dangerous damaged branches. SUBJECT TO TPO 444 (30.9.1988)
Pending
26/04117/TPO
T1 Deodar Cedar - 3m lateral reduction of lower growth up to a height of 4m. SUBJECT TO TPO 824 (2.3.1993)
Pending
26/04057/FPA
Change of use from Furniture fundraiser shop (Class E(a)) to restaurant (Class E(b)), including alterations to the front elevation to form new entrance doors, installation of an external kitchen extraction flue and refuse/recycling provision at rear
Pending

View Planning Timeline