Flat 79, Lait House, 1 Albemarle Road, Beckenham, BR3 5LN

UPRN:10013150331Flat/Maisonette2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band CEPC: C (69)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 79, Lait House, 1 Albemarle Road, Beckenham, BR3 5LN

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£302,000

£287k - £317kHigh

Estimate

£302k

Range

£287k – £317k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

4.80%

Verdict

Derived from HomePortfolio scores

Flat 79 earns an INVESTIGATE rating with HP Score 51/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (44/100). 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

51/ 100

Mixed

Investment Score

61/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

44/ 100

Mixed

Transit & Bike

Transit 70Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 27 Oct 2026

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

Valuation edge0/15
claims [AVM +0.7% (HIGH), sold-comps -0.7%, £/sqft -0.7%] → measured edge +0.00pp 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 12 Oct 2026
- valuation_snapshotsestimate for 10013150331· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.8%· as of 29 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.87
- valuation_snapshotsrent estimate 1200/mo (range 1100-1300)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -814/mo, -68% 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 27 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 121 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 27 Oct 2026
Risk & liquidity14.7/15
548 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

£225,000£345,000

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£300,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: -£182/mo
Cash on cash: -2.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - below 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 10013150331Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.8%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 1200/mo (range 1100-1300)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 27 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 27 Oct 2026

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 1200/mo (range 1100-1300)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 121 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£302,000

Rent Estimate (pcm)£1,200

Gross Yield4.80%

1y Growth-

3y Growth+0.0%

5y Growth+1.1%

10y Growth+2.0%

Last Sold Price£250,000 (2007-04-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BR3 5LN

Approval Rate

-12mo

Development

low

26/04172/HPA
Retention of single storey rear extension, first floor side extension, loft conversion with rear dormer, Juliet balcony and front and side/rear rooflights and elevational alterations.
Pending
26/00382/CON
Details submitted to comply with the requirements of the following conditions relating to planning application 26/00382/FPA, allowed on appeal (6010814): Condition 5 - Anti-Social Behaviour Management Plan
Pending
26/04103/TPO
T36 Ash- Fell. T1 Ash - Fell. T41 Ash - Fell. SUBJECT TO TPO 2094 (26.7.2005)
Pending

View Planning Timeline