Flat 4, The Victoria, Withyham Road, Groombridge, Tunbridge Wells, TN3 9QQ

UPRN:10033416868Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: D (61)

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

Flat 4, The Victoria, Withyham Road, Groombridge, Tunbridge Wells, TN3 9QQ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£214,000

£193k - £235kMedium

Estimate

£214k

Range

£193k – £235k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

7.00%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 71/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (24/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

24/ 100

Low

Transit & Bike

Transit 16Bike 28

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 +15.9% (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 9 Oct 2026
- valuation_snapshotsestimate for 10033416868· as of 9 Oct 2026
Rental economics13.3/40
gross yield 6.7% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1000/mo (tenanted)· as of 4 Nov 2026
Stress margin0/30
stressed cash flow -154/mo, -15% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 193 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 & liquidity12.9/15
85 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

£135,000£207,000

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£179,950

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £56,385
Net cash flow: £120/mo
Cash on cash: 2.5%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.73 - 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 10033416868Valuation edge · as of 9 Oct 2026
listing_factscontractual rent 1000/mo (tenanted)Rental economics · as of 4 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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
Stress margin needs verification before you rely on it
costs not disclosed by the advert
Seller motivation could not be scored
context, not scored: 0 price cut(s), 193 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. 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.
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£214,000

Rent Estimate (pcm)£1,050

Gross Yield7.00%

1y Growth-

3y Growth+4.0%

5y Growth+2.1%

10y Growth+3.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TN3 9QQ

Approval Rate

-12mo

Development

low

26/02354/LBC
LBC: Reconstruction of garden wall, works to portico and bridge
Pending
WD/2026/1969/LDP
INSTALLATION OF EXTERNAL AIR SOURCE HEATING/COOLING COMPRESSOR UNIT (GROUND MOUNTED) AT REAR OF DWELLING.
Pending
WD/2026/1845/NMA
APPLICATION FOR A NON-MATERIAL AMENDMENT TO WD/2026/0625/F (PROPOSED ERECTION OF A DETACHED GARAGE WITH ANCILLARY ACCOMMODATION IN THE ROOF SPACE) WE WISH TO CONSTRUCT THE GARAGE FROM MASONRY MATERIALS USING BRICKWORK TO THE GROUND FLOOR AND VERTICAL TILING TO THE TWO GABLES AND FRONT DORMERS.
Rejected

View Planning Timeline