10 Boxwood Way, Warlingham, CR6 9SB

UPRN:100061589199Semi-Detached Bungalow2 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

6 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£510,000

£484k - £535kHigh

Estimate

£510k

Range

£484k – £535k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

4.32%

Verdict

Derived from HomePortfolio scores

10 Boxwood Way earns an INVESTIGATE rating with HP Score 77/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (58/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

71/ 100

High

Crime Score

20/ 100

Moderate

Walkability

58/ 100

Moderate

Transit & Bike

Transit 11Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 +2.0% (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 12 Oct 2026
- valuation_snapshotsestimate for 100061589199· as of 12 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.70
- valuation_snapshotsrent estimate 1800/mo (range 1600-2050)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -916/mo, -51% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 32 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 2 Nov 2026
Risk & liquidity14.6/15
95 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

£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£1,800/mo

Evidenced range £1,600-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£441/mo
Cash on cash: -3.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.07 - 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 100061589199Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1800/mo (range 1600-2050)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 1800/mo (range 1600-2050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 32 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£510,000

Rent Estimate (pcm)£1,800

Gross Yield4.32%

1y Growth-

3y Growth+2.2%

5y Growth+0.6%

10y Growth+1.9%

Last Sold Price£377,500 (2019-03-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CR6 9SB

Approval Rate

-12mo

Development

low

2026/1351/TPO
1. Oak rear garden RHS by house - Partial Crown Reduction. Reducing the height of the tree by up to 2 metres and reduce the northern, southern and western canopy by up to 2 metres to balance the canopy following the removal of the Ash tree which restricted the eastern aspect. All pruning cuts shall be made to suitable secondary growth points and shall maintain a stable platform for the expected regrowth ADDITIONAL INFORMATION - 1. 20x16m down to 18x14m - Works clear the building and balance the canopy 2. Chestnut and Oak front garden - Crown Lift to provide 5 metres clearance from ground level ADDITIONAL INFORMATION - 2. 16x10m no change to dimensions - Works to allow larger vehicles in to driveway
Pending
2026/1334/TPO
Front garden 1 x Ash tree - Reduce crown by approx 1.5m leaving 3-4m, reduce back any branches that look like they have potential Ash dieback & raise crown to 3m (To reduce any infected branches of Ash dieback/reduce weight in branches to reduce risk of branch failure) 1 x Hawthorn - Reduce crown by approx 1m leaving 2-3m ( removing dead branches and reshaping crown)
Pending
2026/1208
Lawful Development Certificate (proposed) The proposal is to turn upper (12a) and lower (12) flats into 1No. dwelling house. This will include demolition of existing conservatory
Pending

View Planning Timeline

Ownership

Corporate Ownership65.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-03-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,316

Population Density1,214 /km²

Owner Occupied87%

Age Distribution

0-15 19%16-64 55%65+ 26%

View Area Profile

Schools Nearby

Warlingham Village Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Hamsey Green Primary
0.7 mi
Good
Warlingham School
0.8 mi
Good
Warlingham Park School
1.0 mi
Inspected by ISI

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Boxwood Way
-
£495k
-
11 Boxwood Way
-
£445k
-
45 Boxwood Way
-
£440k
-
43 Boxwood Way
-
£460k
-

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