46A Hythe Road, Thornton Heath, CR7 8QP

UPRN:10014049628End Terrace House2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band DEPC: D (62)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£303,000

£288k - £318kHigh

Estimate

£303k

Range

£288k – £318k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

6.76%

Verdict

Derived from HomePortfolio scores

46A Hythe Road earns an INVESTIGATE rating with HP Score 80/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (79/100). 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 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

80/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

79/ 100

High

Transit & Bike

Transit 25Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +9.2% (HIGH), sold-comps +27.8%, £/sqft +27.8%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10014049628· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 9.2%· as of 22 Oct 2026
Rental economics12.4/40
gross yield 6.8%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1550/mo (range 1400-1650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -151/mo, -10% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 108 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 4 Nov 2026
Risk & liquidity14.7/15
278 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

£206,000£316,000

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£275,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,400-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £87,550
Net cash flow: £145/mo
Cash on cash: 2.0%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - 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 10014049628Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 9.2%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 1550/mo (range 1400-1650)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 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 1550/mo (range 1400-1650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 108 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. 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£303,000

Rent Estimate (pcm)£1,550

Gross Yield6.76%

1y Growth+21.6%

3y Growth-1.0%

5y Growth+0.1%

10y Growth+2.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CR7 8QP

Approval Rate

-12mo

Development

low

26/03041/PDO
Removal of 3no. VodafoneThree antennas, 2no. Dummy antennas, 9no. RRUs and 1no. Redundant RRU. Installation of 6no x antennas fixed to the existing tripods via new yoke brackets, 12no. x RRUs installed on existing wall-mounted support poles, 1no. 0.3m dish. Existing Equipment cabin to be upgraded internally ancillary development thereto.
Pending
26/02962/LP
6 person HMO to 7 person HMO Internal works to facilitate an additional resident
Pending
26/02927/TRE
Lime T1 - T7 - Re-pollard above previous points Lime T9 - Reduce close to previous points - cavity at approx. 15ft over road Lime T11 - Re-pollard above previous points - very close to/on neighbouring property Holm Oak - T18 - prune to ensure 1.5 meters clearance from building & aerials Pine - T20 - Remove dead wood Lime - T21 - Re-pollard close to previous poits & ensure adequate clearance from building Oak - T27 - Reduce & shape to previous points - very close to 4 houses Yew, Maple & Holly - T28, T30 & T31 - Prune to ensure 2 meters clearance from buildings Yew T40 - Reduce & shape by around 40% as the neighbours house is claiming subsidence present & likely cause (TPO 01, 1981)
Pending

View Planning Timeline

Ownership

Corporate Ownership69.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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£38,080

Population Density11,583 /km²

Owner Occupied63%

Age Distribution

0-15 23%16-64 67%65+ 10%

View Area Profile

Schools Nearby

Beulah Infants' School
0.2 mi
Good
Beulah Junior School
0.3 mi
Requires improvement
David Livingstone Academy
0.4 mi
Inspected as David Livingstone Primary School (URN 101716) on 1 Dec 2008
St Cyprian's Greek Orthodox Primary Academy
0.4 mi
Requires improvement

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

28 Hythe Road
-
£412k
-
12A Hythe Road
-
£315k
-
26 Hythe Road
-
£363k
-
40 Hythe Road
-
£390k
-

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