Russett Wood, Holtye Road, Cowden, Edenbridge, TN8 7EG

UPRN:10033409107-Beds -Built 1900-1929

Tenure: -Council Tax: Band EEPC: E (54)

Data freshness:Price Paid· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Russett Wood, Holtye Road, Cowden, Edenbridge, TN8 7EG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,560,000

£1.25M - £1.87MLow

Estimate

£1.56M

Range

£1.25M – £1.87M

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

11.07%

Verdict

Derived from HomePortfolio scores

Russett Wood earns an INVESTIGATE rating with HP Score 54/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

54/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 31Bike 25

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
estimate implies a 71% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£450,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,550-£4,750

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £1,354/mo
Cash on cash: 10.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.73 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,560,000

Rent Estimate (pcm)£4,150

Gross Yield11.07%

1y Growth-

3y Growth+2.1%

5y Growth+0.3%

10y Growth+3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TN8 7EG

Approval Rate

-12mo

Development

low

WD/2026/0813/F
EXTENSION OF AN EXISTING REAR DORMER WINDOW TO CREATE IMPROVED FIRST FLOOR LIVING ACCOMMODATION.
Rejected
WD/2026/0010/O
OUTLINE PLANNING APPLICATION FOR THE DEMOLITION OF EXISTING DWELLING AND REPLACEMENT WITH NEW PROPERTY
Pending
WD/2025/2620/FR
REPLACE EXISTING SUMMERHOUSE. RETROSPECTIVE APPLICATION FOR CAMPERVAN COVER, GREENHOUSE, AND WOOD STORE.
Approved

View Planning Timeline

Ownership

Corporate Ownership71.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density49 /km²

Owner Occupied77%

Age Distribution

0-15 15%16-64 59%65+ 26%

View Area Profile

Schools Nearby

Ashurst Wood Primary School
2.4 mi
Inspected as Ashurst Wood Primary School (URN 125929) on 15 Jul 2025
St Mary the Virgin Church of England Primary School
2.9 mi
-
Brambletye School
3.0 mi
Inspected by ISI
Sackville School
3.1 mi
Good

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Bracken House Holtye Road
-
£1.84M
-
Lake View Holtye Road
-
£1.32M
-
Scarletts Cottages Holtye Road
-
£419k
-
Hammerways Holtye Road
-
£888k
-

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