35A Highcombe, London, SE7 7HT
UPRN:10010260407Detached House3 bedsBuilt 2007-2011
Tenure: -Council Tax: Band DEPC: C (77)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-17T15:16:43.468683+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:53:01.304017+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
81
/ 100
Strong
Verdict
7 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
18 of 21 sourcesSale Estimate
£749,000
£599k - £898kLow
Estimate
£749k
Range
£599k – £898k
Rent Estimate (pcm)
£3,150
£3k - £3k
Monthly
£3,150
Yield
5.05%
Verdict
Derived from HomePortfolio scores
35A Highcombe earns an INVESTIGATE rating with HP Score 81/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (77/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
81
HP Score
81/ 100
Strong
70
Investment Score
70/ 100
Moderate
15
Crime Score
15/ 100
Moderate
77
Walkability
77/ 100
High
Transit & Bike
Transit 47Bike 68
Walk Score, out of 100
Valuation & Market
Sale Estimate£749,000
Rent Estimate (pcm)£3,150
Gross Yield5.05%
1y Growth-
3y Growth+0.0%
5y Growth-1.5%
10y Growth+0.7%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningModerate
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0SE7 7HT
Approval Rate
-12mo
Development
low
- Pending26/3131/TCT1- Ash- Fell to ground level. T2 Sycamore- Current dimensions height 9m and crown radius 6m. Crown reduce removing 2m in height and 2m in lateral growth. Leaving crown dimensions of height 7m and crown radius 4m. Crown lift 3.5m above ground level. T3- Ash- Fell to ground level.
- Pending26/3121/PN2Prior Approval for the change of use of existing commercial premises (Use Class E) to 2 no. self-contained residential dwellings (Use Class C3).
- Rejected26/3105/TPSycamore tree 5m reduction Unsure if tree has a T.P.O attached to it
Ownership
- Corporate Ownership63.1%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease Type-
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
5 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£39,984
Population Density-
Owner Occupied59%
Age Distribution
0-15 21%16-64 70%65+ 9%
Schools Nearby
- Our Lady of Grace Catholic Primary School0.1 miOutstanding
- Fossdene Primary School0.1 miReport card2026
Ofsted no longer awards a single overall grade.
- Sherington Primary School0.2 miGood
- Invicta Primary School0.3 miGood
5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 29 Highcombe-£450k-
- 31 Highcombe-£307k-
- 29 Highcombe-£205k-
- 35 Highcombe-£193k-