25 London Road, River, Dover, CT17 0SF

UPRN:100060907628Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: C (69)

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

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£572,000

£543k - £601kHigh

Estimate

£572k

Range

£543k – £601k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

4.80%

Verdict

Derived from HomePortfolio scores

25 London Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (72/100). 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

77/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

72/ 100

High

Transit & Bike

Transit 20Bike 46

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 +3.8% (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 Oct 2026
- valuation_snapshotsestimate for 100060907628· as of 9 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.79
- valuation_snapshotsrent estimate 2200/mo (range 1950-2400)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -833/mo, -38% 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), 110 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
243 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £1,950-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£333/mo
Cash on cash: -2.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 100060907628Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 1950-2400)Rental economics · as of 9 Oct 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 2200/mo (range 1950-2400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 110 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£572,000

Rent Estimate (pcm)£2,200

Gross Yield4.80%

1y Growth+8.4%

3y Growth+0.3%

5y Growth+0.3%

10y Growth+3.8%

Last Sold Price£338,000 (2018-09-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CT17 0SF

Approval Rate

-12mo

Development

low

26/00637
Erection of ancillary annexe for dependent relative (existing shed to be demolished)
Pending
18/01283/D
Non material minor amendment to approved application 18/01283 to change the description to: Erection of a 4 storey multi use 'campus' building, a multi-media factory unit, 1 detached dwelling house, erection of 2no. side extensions and continued use of office building, parking spaces, hard and soft landscaping and attenuation ponds for use of land as a Life Campus (existing buildings No. 1,2, 3 and 4 to be demolished)
Pending
CON/23/00714/C
Discharge of condition 13 (Highways works), 14 (existing vehicular access closed) pursuant to application 23/00714 - Variation of Condition 2 (approved plans) for internal road layout alterations to DOV/20/00038 (S73) for erection of 6 dwellings, conversion of public house into 6 self-contained flats, amendment to Kearsney Avenue vehicular access, formation of parking, pedestrian accesses to London Road, closure of vehicular accesses to London Road and Kearsney Avenue
Pending

View Planning Timeline

Ownership

Corporate Ownership77.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-09-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,704

Population Density3,154 /km²

Owner Occupied85%

Age Distribution

0-15 12%16-64 53%65+ 35%

View Area Profile

Schools Nearby

River Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Sallygate School
0.6 mi
Good
Green Park Community Primary School
0.6 mi
OutstandingConcerns
Shatterlocks Infant and Nursery School
0.7 mi
Inspected as Shatterlocks Infant School (URN 118396) on 28 Jan 2009

7 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Crabble Heights, 33 London Road
-
£165k
-
29 London Road
-
£492k
-
Sundown, 37 London Road
-
£695k
-
Crabble Heights, 33 London Road
-
£212k
-

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