Beech Farm, Beech Farm Road, Warlingham, CR6 9QJ

UPRN:100061589089Detached House2 bedsBuilt before 1900

Tenure: -Council Tax: Band GEPC: E (48)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Beech Farm, Beech Farm Road, Warlingham, CR6 9QJ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£2,142,000

£1.71M - £2.57MLow

Estimate

£2.14M

Range

£1.71M – £2.57M

Rent Estimate (pcm)

£5,850

£5k - £7k

Monthly

£5,850

Yield

Verdict

Derived from HomePortfolio scores

Beech Farm earns an INVESTIGATE rating with HP Score 56/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (0/100). 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)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

56/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 30Bike 37

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£25,000

At the asking price

Monthly rent£5,850/mo

Evidenced range £5,050-£6,700

Interest rate5.4%

Loan to value75%

Cash required: £7,550
Net cash flow: £3,966/mo
Cash on cash: 630.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 69.33 - 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£2,142,000

Rent Estimate (pcm)£5,850

Gross Yield-

1y Growth+392.8%

3y Growth+2.2%

5y Growth+0.6%

10y Growth+1.9%

Last Sold Price£400,000 (2023-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2CR6 9QJ

Approval Rate

0%12mo

Development

low

2026/1332
Erection of 1st floor side extension, alterations to front porch, recladding and replacement/enlargement of windows.
Pending
2026/992
Variation of Condition 2 (Plans) of planning permission ref: 2025/1004 dated 19/01/2026 (Erection of extensions at ground and first floor level together with associated elevational alterations (amended plans)) to allow replacement of approved drawings with newly uploaded drawings
Approved
2026/584
Proposed alterations and extension to Orchard House
Rejected

View Planning Timeline

Ownership

Corporate Ownership65.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change2023-12-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,316

Population Density124 /km²

Owner Occupied67%

Age Distribution

0-15 18%16-64 59%65+ 23%

View Area Profile

Schools Nearby

Woodlea Primary School
1.1 mi
Inspected as Woodlea Primary School (URN 124945) on 22 May 2012
Warlingham Park School
1.4 mi
Inspected by ISI
Warlingham Village Primary School
1.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Tatsfield Primary School
1.9 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Millbury Cottage Beech Farm Road
-
£1.00M
-
Beech Farm Beech Farm Road
-
£400k
-
Millbury Cottage Beech Farm Road
-
£1.27M
-

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