Flat 2, 11 Ninehams Gardens, Caterham, CR3 5LP

UPRN:10007920764Flat/MaisonetteBeds -Built -

Tenure: -Council Tax: Band CEPC: B (84)

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

Flat 2, 11 Ninehams Gardens, Caterham, CR3 5LP

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

£269,000

£242k - £296kMedium

Estimate

£269k

Range

£242k – £296k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

3.67%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (48/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

48/ 100

Mixed

Transit & Bike

Transit 10Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a house but the valuation basis is the whole flat 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£425,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£534/mo
Cash on cash: -4.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - below 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£269,000

Rent Estimate (pcm)£1,300

Gross Yield3.67%

1y Growth-

3y Growth-1.2%

5y Growth+0.2%

10y Growth+2.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CR3 5LP

Approval Rate

-12mo

Development

low

2026/1337
Garage conversion, single storey front extension with new canopy roof, single storey rear extension, repitching of roof and loft conversion
Pending
2026/1382/TPO
A group of approximately 12 Ash trees & 1 Elm tree . Ash die back present throughout tree group Dutch Elm disease evident in Elms within group Please see tree survey attached to this document
Pending
2026/1380/TCA
T1 Beech tree to be removed to ground level due to ganoderma and having being to so close to houses and foot path
Pending

View Planning Timeline

Ownership

Corporate Ownership57.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,316

Population Density6,903 /km²

Owner Occupied76%

Age Distribution

0-15 23%16-64 62%65+ 15%

View Area Profile

Schools Nearby

OneSchool Global Kenley Campus
0.3 mi
Inspected by ISI
Audley Primary School
0.5 mi
GoodImproving
St Francis Catholic Primary School
0.6 mi
Inspected as St Francis Catholic Primary School (URN 125203) on 6 Oct 2021
Sunnydown School
0.6 mi
OutstandingConcerns

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

View All Schools

Comparables

View All

14 Ninehams Gardens
-
£255k
-
5 Ninehams Gardens
-
£435k
-
16 Ninehams Gardens
-
£225k
-
15 Ninehams Gardens
-
£248k
-

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