21 Brattle Wood, Sevenoaks, TN13 1QS

UPRN:100061007183Detached House5 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: D (60)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,437,000

£1.36M - £1.51MHigh

Estimate

£1.44M

Range

£1.36M – £1.51M

Rent Estimate (pcm)

£5,350

£5k - £6k

Monthly

£5,350

Yield

4.59%

Verdict

Derived from HomePortfolio scores

21 Brattle Wood earns an INVESTIGATE rating with HP Score 67/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (14/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

14/ 100

Low

Transit & Bike

Transit 8Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 31 Oct 2026

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

Valuation edge2.5/15
claims [AVM +2.6% (HIGH), sold-comps +7.4%, £/sqft +7.4%] → measured edge +0.50pp 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 100061007183· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.6%· as of 22 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.77
- valuation_snapshotsrent estimate 5350/mo (range 4800-5950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,100/mo, -39% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 540 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 31 Oct 2026
Risk & liquidity14.6/15
251 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

£1,049,000£1,609,000

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£1,399,000

At the asking price

Monthly rent£5,350/mo

Evidenced range £4,800-£5,950

Interest rate5.4%

Loan to value75%

Cash required: £504,650
Net cash flow: -£1,018/mo
Cash on cash: -2.4%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - 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 100061007183Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.6%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 5350/mo (range 4800-5950)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026

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 5350/mo (range 4800-5950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 540 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,437,000

Rent Estimate (pcm)£5,350

Gross Yield4.59%

1y Growth-

3y Growth+1.4%

5y Growth+2.8%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0TN13 1QS

Approval Rate

-12mo

Development

low

26/02580/WTPO
T1 - Common Beech Remove dead section at the top, crown reduce the remaining tree by 2m spread round the top.
Pending
26/02569/WTPO
T1 - Silver Birch - Carefully reduce lower branches to provide clearance of approximately 4m from ground level.
Pending
26/02493/WTPO
T3: Maple - Crown reduce maple by 4m all round.
Unresolved

View Planning Timeline