Flat 49, Nelson Court, Glen View, Gravesend, DA12 1PL

UPRN:10012016178Flat/Maisonette1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: B (82)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 49, Nelson Court, Glen View, Gravesend, DA12 1PL

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£81,000

£73k - £90kMedium

Estimate

£81k

Range

£73k – £90k

Rent Estimate (pcm)

£500

£450 - £550

Monthly

£500

Yield

12.00%

Verdict

Derived from HomePortfolio scores

Flat 49 earns an INVESTIGATE rating with HP Score 81/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (80/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

73/ 100

High

Crime Score

21/ 100

Moderate

Walkability

80/ 100

High

Transit & Bike

Transit 22Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 38% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +38.3% (MEDIUM), sold-comps +54.1%, £/sqft +54.3%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10012016178· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.7%· as of 4 Nov 2026
Rental economics32/40
gross yield 12.0%; range width penalty ×0.80; the estimate this rent rides on sits 38% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 500/mo (range 450-550)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -830/mo, -166% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 220 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 5 Nov 2026
Risk & liquidity12.7/15
389 sales/12mo in area; valuation range width 21%
- 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

£41,000£57,500

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£50,000

At the asking price

Monthly rent£500/mo

Evidenced range £450-£550

Interest rate5.4%

Loan to value75%

Cash required: £16,300
Net cash flow: £177/mo
Cash on cash: 13.1%
Score at this price: 47

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.96 - 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 10012016178Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.7%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 500/mo (range 450-550)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advert

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 500/mo (range 450-550)
Rental economics needs verification before you rely on it
sale estimate 38% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£81,000

Rent Estimate (pcm)£500

Gross Yield12.00%

1y Growth-

3y Growth+0.1%

5y Growth+1.9%

10y Growth+3.1%

Last Sold Price£189,950 (2009-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DA12 1PL

Approval Rate

-12mo

Development

low

20261081
Application for the approval of condition 1 (Plans) attached to planning reference number 20260863.
Pending
20261063
Works to Tree(s) in a Conservation Area; Cedar fell to ground level due to substantial lean towards property and tree being of poor quality.
Pending
20261059
Application for the approval of condition 9 Part B and C (Archaeology Watching Brief and Report) attached to planning reference number 20250167.
Pending

View Planning Timeline

Ownership

Corporate Ownership70%
Overseas OwnershipNo
Lease Term Remaining105 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2009-12-18
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£35,065

Population Density4,904 /km²

Owner Occupied73%

Age Distribution

0-15 15%16-64 65%65+ 20%

View Area Profile

Schools Nearby

Wrotham Road Primary School
0.3 mi
Good
Holy Trinity Church of England Primary School
0.3 mi
Good
Whitehill Primary School
0.5 mi
Requires improvement
Gravesend Grammar School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Nelson Court Glen View
-
£90k
-
Nelson Court Glen View
-
£115k
-
Nelson Court Glen View
-
£90k
-
Nelson Court Glen View
-
£95k
-

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