8 Redwood House, Pilgrims Way, Westerham, TN16 2DU

UPRN:10035184252Flat/Maisonette3 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band GEPC: C (80)

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

8 Redwood House, Pilgrims Way, Westerham, TN16 2DU

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£835,000

£668k - £1.00MLow

Estimate

£835k

Range

£668k – £1.00M

Rent Estimate (pcm)

£4,150

£4k - £4k

Monthly

£4,150

Yield

3.69%

Verdict

Derived from HomePortfolio scores

8 Redwood House earns an INVESTIGATE rating with HP Score 60/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (3/100). 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

60/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

3/ 100

Low

Transit & Bike

Transit 2Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.7%; range width penalty ×0.89
- valuation_snapshotsrent estimate 4150/mo (range 3800-4450)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,775/mo, -67% 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 5 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
173 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,350,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,800-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £485,050
Net cash flow: -£1,683/mo
Cash on cash: -4.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - 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_snapshotsrent estimate 4150/mo (range 3800-4450)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4150/mo (range 3800-4450)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£835,000

Rent Estimate (pcm)£4,150

Gross Yield3.69%

1y Growth-25.2%

3y Growth+1.1%

5y Growth+1.9%

10y Growth+2.3%

Last Sold Price£675,000 (2006-12-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN16 2DU

Approval Rate

-12mo

Development

low

26/02872/NMA
Non-material amendment to 26/00327/CONVAR.
Pending
26/02316/WTPO
Various works to trees
Pending
26/01947/DETAIL
Details pursuant to condition 21 (external lighting) of 24/01806/FUL
Approved

View Planning Timeline

Ownership

Corporate Ownership60.4%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-12-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,969

Population Density-

Owner Occupied69%

Age Distribution

0-15 15%16-64 61%65+ 24%

View Area Profile

Schools Nearby

Churchill Church of England Voluntary Controlled Primary School
1.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Tatsfield Primary School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Valence School
1.7 mi
Good
Cudham Church of England Primary School
2.1 mi
Good

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Redwood House Pilgrims Way
-
£643k
-
Redwood House Pilgrims Way
-
£720k
-
Foxwarren Pilgrims Way
-
£1.32M
-
Redwood House Pilgrims Way
-
£600k
-

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