1 Ames Way, Kings Hill, West Malling, ME19 4HT

UPRN:10002912172Semi-Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band FEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

1 Ames Way, Kings Hill, West Malling, ME19 4HT

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£468,000

£445k - £491kHigh

Estimate

£468k

Range

£445k – £491k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

5.65%

Verdict

Derived from HomePortfolio scores

1 Ames Way earns an INVESTIGATE rating with HP Score 77/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (66/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

66/ 100

Moderate

Transit & Bike

Transit 9Bike 46

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£425,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,850-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£50/mo
Cash on cash: -0.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - clears 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£468,000

Rent Estimate (pcm)£2,000

Gross Yield5.65%

1y Growth-

3y Growth-1.2%

5y Growth+1.1%

10y Growth+2.1%

Last Sold Price£400,000 (2017-08-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0ME19 4HT

Approval Rate

-12mo

Development

low

26/01951/FL
Installation of new pedestrian ramp and steps
Pending
26/01791/LDP
Lawful Development Certificate Proposed: Garage conversion and installation of a new window
Pending
26/01752/LDP
Lawful Development Certificate Proposed: Flat roof dormer extension to rear
Pending

View Planning Timeline

Ownership

Corporate Ownership72%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-08-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,106

Population Density-

Owner Occupied79%

Age Distribution

0-15 24%16-64 63%65+ 13%

View Area Profile

Schools Nearby

Kings Hill School Primary and Nursery
0.1 mi
OutstandingImproving
Valley Invicta Primary School At Kings Hill
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Discovery School
0.7 mi
Outstanding
Mereworth Community Primary School
1.6 mi
Good

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

21 Ames Way
-
£350k
-
27 Ames Way
-
£535k
-
27 Ames Way
-
£495k
-
7 Ames Way
-
£380k
-

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