Flat 4, 1E Selsdon Road, South Croydon, CR2 6PU

UPRN:10014054492Flat/Maisonette0 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band AEPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 4, 1E Selsdon Road, South Croydon, CR2 6PU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£148,000

£133k - £163kMedium

Estimate

£148k

Range

£133k – £163k

Rent Estimate (pcm)

£650

£600 - £700

Monthly

£650

Yield

4.88%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 61/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (88/100). 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 NationsMarket 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

61/ 100

Mixed

Investment Score

71/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

88/ 100

Excellent

Transit & Bike

Transit 66Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 Nov 2026

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

Valuation edge0/15
claims [AVM -8.1% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10014054492· as of 12 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.89
- valuation_snapshotsrent estimate 650/mo (range 600-700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -327/mo, -50% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 60 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 9 Nov 2026
Risk & liquidity12.8/15
492 sales/12mo in area; valuation range width 20%
- 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

£120,000£184,000

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£160,000

At the asking price

Monthly rent£650/mo

Evidenced range £600-£700

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: -£90/mo
Cash on cash: -2.2%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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 10014054492Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 650/mo (range 600-700)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 650/mo (range 600-700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 60 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. 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£148,000

Rent Estimate (pcm)£650

Gross Yield4.88%

1y Growth-

3y Growth+3.4%

5y Growth+2.0%

10y Growth+2.7%

Last Sold Price£143,000 (2020-07-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0CR2 6PU

Approval Rate

-12mo

Development

low

26/03072/FUL
Wholesale window and balcony doors replacement
Pending
26/03033/LP
Erection of a hip to gable roof extension and rear dormers to the main roof and above the two storey outrigger, including the removal of the chimney to the main rear roofslope and insertion of two rooflights to the front roofslope.
Pending
26/02991/LE
Confirmation that a material operation (within the meaning of s56(4) of the Act) has been lawfully carried out with respect to planning permission 19/04350/FUL, so as to satisfy condition 1 (time limit) of the planning permission.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.3%
Overseas OwnershipNo
Lease Term Remaining111 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-07-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density-

Owner Occupied32%

Age Distribution

0-15 23%16-64 72%65+ 5%

View Area Profile

Schools Nearby

Heathfield Academy
0.1 mi
-
Howard Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Croydon Metropolitan College
0.2 mi
Good
Saffron Valley Collegiate
0.3 mi
Inspected as Saffron Valley Collegiate (URN 101706) on 26 Mar 2019

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

View All Schools

Comparables

View All

1E Selsdon Road
-
£170k
-
7 Selsdon Road
-
£220k
-
5 - 7 Selsdon Road
-
£225k
-
1A Selsdon Road
-
£1.44M
-

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