8 The Pinnacle, 23 Granville Road, Sevenoaks, TN13 1DQ

UPRN:10035184026Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band FEPC: C (80)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

8 The Pinnacle, 23 Granville Road, Sevenoaks, TN13 1DQ

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£491,000

£466k - £515kHigh

Estimate

£491k

Range

£466k – £515k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

5.04%

Verdict

Derived from HomePortfolio scores

8 The Pinnacle earns an INVESTIGATE rating with HP Score 84/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (91/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

84/ 100

Strong

Investment Score

72/ 100

High

Crime Score

19/ 100

Moderate

Walkability

91/ 100

Excellent

Transit & Bike

Transit 14Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 13 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 -1.8% (HIGH), sold-comps -46.6%, £/sqft -46.5%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 10035184026· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%· as of 25 Oct 2026
Rental economics0/40
gross yield 4.2% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1750/mo (tenanted)· as of 13 Nov 2026
Stress margin0/30
stressed cash flow -978/mo, -56% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 13 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 471 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 13 Nov 2026
Risk & liquidity14.6/15
251 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£234/mo
Cash on cash: -1.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - 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 10035184026Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%Valuation edge · as of 25 Oct 2026
listing_factscontractual rent 1750/mo (tenanted)Rental economics · as of 13 Nov 2026
listing_factsservice charge / ground rent from the advertStress margin · as of 13 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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
Stress margin needs verification before you rely on it
service charge / ground rent from the advert
Seller motivation could not be scored
context, not scored: 0 price cut(s), 471 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. 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£491,000

Rent Estimate (pcm)£2,100

Gross Yield5.04%

1y Growth-

3y Growth+1.4%

5y Growth+2.8%

10y Growth+2.8%

Last Sold Price£335,000 (2005-01-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN13 1DQ

Approval Rate

-12mo

Development

low

26/02946/WTCA
T1 - Horse Chestnut - Reduce canopy by approximately 50% to form high pollard. Reduce 1 no. secondary stem overhanging highway back to original pollard point. T2 - Laurel - Prune away from roof and gutter to provide minimum clearance of 1.5 metres.
Pending
26/02938/WTCA
T1 Acacia - Crown lift to 4m from ground level and remove deadwood on roadside.
Pending
26/02917/DETAIL
Details pursuant to condition 11 (details of external lighting) of 26/00730/FUL.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.3%
Overseas OwnershipNo
Lease Term Remaining102 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2005-01-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,969

Population Density4,189 /km²

Owner Occupied54%

Age Distribution

0-15 15%16-64 69%65+ 16%

View Area Profile

Schools Nearby

The Granville School
0.3 mi
Inspected by ISI
St Thomas' Catholic Primary School, Sevenoaks
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Lady Boswell's Church of England Voluntary Aided Primary School, Sevenoaks
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Walthamstow Hall
0.7 mi
Inspected by ISI

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

View All Schools

Comparables

View All

The Pinnacle, 23 Granville Road
-
£420k
-
The Pinnacle, 23 Granville Road
-
£500k
-
The Pinnacle, 23 Granville Road
-
£570k
-
The Pinnacle, 23 Granville Road
-
£360k
-

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