Flat 2, 145A Addington Road, South Croydon, CR2 8LH

UPRN:10014054822Flat/Maisonette2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: -EPC: D (57)

Data freshness:Listing· freshPlanning· 1mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 2, 145A Addington Road, South Croydon, CR2 8LH

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£226,000

£214k - £237kHigh

Estimate

£226k

Range

£214k – £237k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

5.33%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 72/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (52/100). 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

72/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

29/ 100

Moderate

Walkability

52/ 100

Moderate

Transit & Bike

Transit 52Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 9 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +0.4% (HIGH)] → 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 10014054822· as of 12 Oct 2026
Rental economics2.4/40
gross yield 5.3%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1000/mo (range 950-1100)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -344/mo, -34% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 54 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 & liquidity14.6/15
492 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

£169,000£258,500

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£225,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £70,800
Net cash flow: -£67/mo
Cash on cash: -1.1%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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 10014054822Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1000/mo (range 950-1100)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 · verify before relying on this
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 1000/mo (range 950-1100)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£226,000

Rent Estimate (pcm)£1,000

Gross Yield5.33%

1y Growth-

3y Growth+3.4%

5y Growth+2.0%

10y Growth+2.7%

Last Sold Price£225,000 (2018-10-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1CR2 8LH

Approval Rate

-12mo

Development

low

26/02945/HSE
A proposed single storey side/rear extension, with internal alterations.
Pending
26/02943/FUL
Erection of a three storey rear extension and the provision of 2 x 1 bedroom flats and associated amenity space.
Pending
26/02868/TRE
T1 Silver Birch. Reduce by 3m in height and 1-1.5m laterally round. To prevent vehicle strike on the carriageway side. To slow root lifting of surrounding pathways that present trip hazards. Loss of light into the living areas of the property. (TPO 50, 2009 & 16, 1967)
Approved

View Planning Timeline

Ownership

Corporate Ownership65.6%
Overseas OwnershipNo
Lease Term Remaining113 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-10-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density-

Owner Occupied80%

Age Distribution

0-15 20%16-64 59%65+ 21%

View Area Profile

Schools Nearby

Croydon High School
0.3 mi
Inspected by ISI
Selsdon Primary and Nursery School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Greenvale Primary School
0.6 mi
Good
The Quest Academy
0.7 mi
Requires improvement

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

131 Addington Road
-
£538k
-
135A Addington Road
-
£440k
-
123 Addington Road
-
£400k
-
145A Addington Road
-
£155k
-

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