8 Hillbury Gardens, Warlingham, CR6 9TQ

UPRN:100061590394Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band GEPC: D (62)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£890,000

£846k - £935kHigh

Estimate

£890k

Range

£846k – £935k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

3.27%

Verdict

Derived from HomePortfolio scores

8 Hillbury Gardens earns an INVESTIGATE rating with HP Score 72/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (35/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

35/ 100

Mixed

Transit & Bike

Transit 11Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 -1.1% (HIGH), sold-comps -34.7%, £/sqft -34.8%] → 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 Nov 2026
- valuation_snapshotsestimate for 100061590394· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.9%· as of 31 Oct 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.63
- valuation_snapshotsrent estimate 2450/mo (range 2100-2800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,126/mo, -87% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 53 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 11 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

£675,000£1,035,000

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£900,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,100-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£1,341/mo
Cash on cash: -5.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.81 - 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 100061590394Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.9%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 2450/mo (range 2100-2800)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 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 2450/mo (range 2100-2800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 53 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£890,000

Rent Estimate (pcm)£2,450

Gross Yield3.27%

1y Growth-

3y Growth+2.2%

5y Growth+0.6%

10y Growth+1.9%

Last Sold Price£530,000 (2012-03-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CR6 9TQ

Approval Rate

-12mo

Development

low

2026/1241
Widen existing driveway.
Pending
2026/1333/TPO
1) Western red cedar reduced by 30% 2) Western red cedar reduced by 30% 3) Beech reduced by 1.5m leaving branch lengths of 4m 4) Yew reduced by 70% 5) Dead western red cedar removed 6) Western red cedar reduced by 30% 7) Yew reduced by 30% 8) Western red cedar reduced by 30% 9) Yew reduced by 30% 10) Western red cedar reduced by 30% 11) Yew reduced by 30% 12) Leylandii reduced by 30% 13) Oak reduced by 1m leaving branch lengths of 3m 14) Horse chestnut low branch removed over drive
Pending
2026/1184
Erection of hip to gable and rear dormer in association with conversion of loft to habitable accommodation, new roof lights and alterations to ground floor fenestrations, removal of existing chimney (Certificate of Lawfulness (Proposed))
Pending

View Planning Timeline

Ownership

Corporate Ownership65.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-03-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,316

Population Density1,779 /km²

Owner Occupied90%

Age Distribution

0-15 16%16-64 55%65+ 29%

View Area Profile

Schools Nearby

Warlingham Village Primary School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Hamsey Green Primary
0.8 mi
Good
Warlingham School
0.8 mi
Good
Whyteleafe Primary School
0.8 mi
Good

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

View All Schools

Comparables

View All

11 Hillbury Gardens
-
£850k
-
10 Hillbury Gardens
-
£965k
-
7 Hillbury Gardens
-
£930k
-
Manor House, 9 Hillbury Gardens
-
£1.23M
-

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