Garden Cottage, The Holt, Church Lane, Chelsham, Warlingham, CR6 9PG

UPRN:10007921822Detached House4 bedsBuilt -

FreeholdCouncil Tax: -EPC: B (86)

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

Garden Cottage, The Holt, Church Lane, Chelsham, Warlingham, CR6 9PG

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£979,000

£881k - £1.08MMedium

Estimate

£979k

Range

£881k – £1.08M

Rent Estimate (pcm)

£2,700

£2k - £3k

Monthly

£2,700

Yield

6.48%

Verdict

Derived from HomePortfolio scores

Garden Cottage earns an INVESTIGATE rating with HP Score 64/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (11/100). 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 listingsMarket 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

64/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

11/ 100

Low

Transit & Bike

Transit 2Bike 26

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£500,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,300-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: £182/mo
Cash on cash: 1.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - 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£979,000

Rent Estimate (pcm)£2,700

Gross Yield6.48%

1y Growth-

3y Growth+2.2%

5y Growth+0.6%

10y Growth+1.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0CR6 9PG

Approval Rate

-12mo

Development

low

2022/870/Cond2
Details pursuant to the discharge of Condition 5 (Tree Protection Plan and Arboricultural Method Statement) of planning permission ref: 2022/870 dated 05/10/2023 (Demolition and removal of an existing bungalow, mobile home and storage containers. Erection of a replacement bungalow with associated landscaping.)
Conditions
2026/750/TPO
Please refer to photos provided: T1) - Horse Chestnut - To crown reduce mature Horse Chestnut located in the front garden back to previous reduction points (approx. 2.0m). All branches will be pruned to appropriate growth points.
Approved
2026/646/TPO
G1) - Cherry x 2 - Prune crown of Cherry on 20 Parkside Mews lawn by 1-1.5m, remove crossing branches with neighbouring tree. Prune back neighbouring Cherry by 1-1.5m where required to prevent crossing branches and to reform 2 seperate canopys.
Approved

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,316

Population Density-

Owner Occupied67%

Age Distribution

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

View Area Profile

Schools Nearby

Warlingham Park School
0.4 mi
Inspected by ISI
Warlingham Village Primary School
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Meridian High School
1.6 mi
Good
Fairchildes Primary School
1.6 mi
Outstanding

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

View All Schools

Comparables

View All

The Holt Church Lane
-
£1.23M
-
The Holt Church Lane
-
£15k
-
Plots A & B Church Lane
-
£77k
-
Plot G Church Lane
-
£35k
-

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