11 Hillside Court, Downside, Rochester, ME2 2DP

UPRN:100062388351Flat/Maisonette2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band BEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

11 Hillside Court, Downside, Rochester, ME2 2DP

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£159,000

£151k - £167kHigh

Estimate

£159k

Range

£151k – £167k

Rent Estimate (pcm)

£950

£900 - £1k

Monthly

£950

Yield

7.12%

Verdict

Derived from HomePortfolio scores

11 Hillside Court earns an INVESTIGATE rating with HP Score 67/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (78/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

47/ 100

Elevated

Walkability

78/ 100

High

Transit & Bike

Transit 25Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 10 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM -0.6% (HIGH), sold-comps +9.6%, £/sqft +9.8%] → 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 Nov 2026
- valuation_snapshotsestimate for 100062388351· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 13.2%· as of 11 Nov 2026
Rental economics16.8/40
gross yield 7.1%; range width penalty ×0.99
- valuation_snapshotsrent estimate 950/mo (range 900-1000)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -107/mo, -11% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 149 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 10 Nov 2026
Risk & liquidity14.6/15
366 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

£120,000£184,000

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£160,000

At the asking price

Monthly rent£950/mo

Evidenced range £900-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: £118/mo
Cash on cash: 2.8%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - clears 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 100062388351Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 13.2%Valuation edge · as of 11 Nov 2026
valuation_snapshotsrent estimate 950/mo (range 900-1000)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 950/mo (range 900-1000)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£159,000

Rent Estimate (pcm)£950

Gross Yield7.12%

1y Growth-

3y Growth+0.0%

5y Growth+1.4%

10y Growth+2.9%

Last Sold Price£145,000 (2021-03-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0ME2 2DP

Approval Rate

-12mo

Development

low

MC/26/2134
Replacement of an existing single-glazed window system with a PVC double-glazed system, including paneling above and a colour change from white to black to the 1st floor only.
Pending
MC/26/2079
Erection of EV charging canopy and associated works
Pending
MC/26/2076
Change of use of existing dwellinghouse (Class C3) to a 7-bedroom 7-person house in multiple occupation (Class C4) together with construction of single storey side extensions, a single storey rear extension, partial first floor extension over existing garage and conversion of garage into habitable room with associated bin/cycle store and internal and external alterations
Pending

View Planning Timeline

Ownership

Corporate Ownership62%
Overseas OwnershipNo
Lease Term Remaining134 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2021-03-18
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£33,857

Population Density-

Owner Occupied41%

Age Distribution

0-15 28%16-64 60%65+ 12%

View Area Profile

Schools Nearby

St Nicholas CEVC Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Gordons Children's Academy, Infant
0.2 mi
Good
Gordons Children's Academy, Junior
0.2 mi
Good
All Faiths Children's Academy
0.4 mi
Good

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

View All Schools

Comparables

View All

8 Hillside Court
-
£145k
-
23 Hillside Court
-
£153k
-
31 Hillside Court
-
£125k
-
14 Hillside Court
-
£160k
-

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