45 Grimshill Road, Whitstable, CT5 4LL

UPRN:100060844879Semi-Detached House3 bedsBuilt -

Tenure: -Council Tax: Band CEPC: -

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£395,000

£356k - £435kMedium

Estimate

£395k

Range

£356k – £435k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

3.48%

Verdict

Derived from HomePortfolio scores

45 Grimshill Road earns an INVESTIGATE rating with HP Score 78/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (69/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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

78/ 100

Strong

Investment Score

57/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

69/ 100

Moderate

Transit & Bike

Transit 19Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.6/15
claims [AVM -26.6% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100060844879· as of 9 Nov 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.86
- valuation_snapshotsrent estimate 1450/mo (range 1300-1550)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,174/mo, -81% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 117 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 11 Nov 2026
Risk & liquidity12.8/15
399 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£684/mo
Cash on cash: -4.9%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.86 - 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 100060844879Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1450/mo (range 1300-1550)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 1450/mo (range 1300-1550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 117 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£395,000

Rent Estimate (pcm)£1,450

Gross Yield3.48%

1y Growth-

3y Growth+0.4%

5y Growth+1.0%

10y Growth+2.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CT5 4LL

Approval Rate

-12mo

Development

low

CA/26/01859
T2 & T3-Eucalyptus trees, fell trees to ground level located on rear side boundary.
Pending
CA/26/01825
Non material amendment to planning permission CA/23/02155 for Outline application including details of access, layout, scale and appearance (landscaping reserved) for the erection of a three-storey building for use as a care home, to allow amendment of the approved Landscaping scheme and conversion of first floor meeting room to a bedroom.
Pending
CA/26/01833
T1) - Robina Tree, cutting back by about 20% and stopping the overhang into next doors garden/reducing the height.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,188

Population Density5,283 /km²

Owner Occupied74%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

Whitstable Junior School
0.3 mi
-
St Alphege Church of England Infant School
0.3 mi
GoodImproving
Whitstable and Seasalter Endowed Church of England Junior School
0.4 mi
Outstanding
The Whitstable School
0.5 mi
GoodConcerns

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

View All Schools

Comparables

View All

50 Grimshill Road
-
£490k
-
33 Grimshill Road
-
£380k
-
43 Grimshill Road
-
£400k
-
42A Grimshill Road
-
£408k
-

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