28 Henwoods Crescent, Pembury, Tunbridge Wells, TN2 4LL

UPRN:100061205018-Beds -Built 1967-1975

Tenure: -Council Tax: Band EEPC: D (65)

Data freshness:Listing· freshOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

28 Henwoods Crescent, Pembury, Tunbridge Wells, TN2 4LL

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£512,000

£487k - £538kHigh

Estimate

£512k

Range

£487k – £538k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

4.66%

Verdict

Derived from HomePortfolio scores

28 Henwoods Crescent earns an INVESTIGATE rating with HP Score 68/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (36/100). 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 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

68/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

36/ 100

Mixed

Transit & Bike

Transit 19Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -0.6% (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 10 Oct 2026
- valuation_snapshotsestimate for 100061205018· as of 10 Oct 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.80
- valuation_snapshotsrent estimate 2000/mo (range 1800-2200)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -833/mo, -42% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 108 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 3 Nov 2026
Risk & liquidity14.6/15
302 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

£386,000£592,000

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£515,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,800-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £171,550
Net cash flow: -£354/mo
Cash on cash: -2.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.15 - 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 100061205018Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2000/mo (range 1800-2200)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 2000/mo (range 1800-2200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 108 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£512,000

Rent Estimate (pcm)£2,000

Gross Yield4.66%

1y Growth-

3y Growth-0.9%

5y Growth-1.6%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TN2 4LL

Approval Rate

100%12mo

Development

low

26/02283/TDD
Trees: Norway Maple - fell
Approved
26/02216/TPO
TPO: Common Lime (T1) fell, Holly (T2) fell, Beech (T3) removal of hanging limb & Common Lime (T4) crown clean
Pending
26/02066/PNEXT
Prior notification: single storey rear extension
Approved

View Planning Timeline