Flat 2, 276A High Street, Beckenham, BR3 1DY

UPRN:10070003692Converted Flat1 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: Band BEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Flat 2, 276A High Street, Beckenham, BR3 1DY

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

£249,000

£237k - £262kHigh

Estimate

£249k

Range

£237k – £262k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

4.80%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 63/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (96/100). 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

63/ 100

Mixed

Investment Score

67/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 76Bike 59

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 31 Oct 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 edge2.5/15
claims [AVM -0.4% (HIGH), sold-comps +10.1%, £/sqft +10.1%] → measured edge +0.50pp 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 Oct 2026
- valuation_snapshotsestimate for 10070003692· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 14.5%· as of 5 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1000/mo (range 900-1050)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -450/mo, -45% 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 31 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 240 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 31 Oct 2026
Risk & liquidity14.6/15
548 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

£187,500£287,500

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£250,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: -£151/mo
Cash on cash: -2.3%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 10070003692Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 14.5%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 1000/mo (range 900-1050)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026

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 900-1050)
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£249,000

Rent Estimate (pcm)£1,000

Gross Yield4.80%

1y Growth-

3y Growth+0.0%

5y Growth+1.1%

10y Growth+2.0%

Last Sold Price£240,000 (2022-10-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0BR3 1DY

Approval Rate

-12mo

Development

low

26/04243/TCA
T1 Hornbeam on rear left hand boundary - Reduce overall canopy by up to 2.5m to create a new pollard. T2 Japanese Maple in rear garden - Reduce overall canopy by up to 1m, cutting back from patio and shaping accordingly. Thin overall canopy by up to 15% to create a more even crown density. H1 Cherry Laurel on rear boundary - Reduce overall height back to previous reduction points. Lightly prune garden side face back into a compact hedge face.
Pending
26/04207/FPA
Loft conversion including rear L shape roof dormer and three front roof lights.
Pending
26/04172/HPA
Retention of single storey rear extension, first floor side extension, loft conversion with rear dormer, Juliet balcony and front and side/rear rooflights and elevational alterations.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.5%
Overseas OwnershipNo
Lease Term Remaining90 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-10-28
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£43,981

Population Density6,531 /km²

Owner Occupied50%

Age Distribution

0-15 17%16-64 69%65+ 14%

View Area Profile

Schools Nearby

Balgowan Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Harris Primary Academy Beckenham Green
0.4 mi
OutstandingImproving
Harris Primary Academy Beckenham
0.5 mi
-
Harris Academy Beckenham
0.6 mi
Outstanding

7 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

276A High Street
-
£250k
-
Odeon High Street
-
£5.85M
-
276A High Street
-
£240k
-
276A High Street
-
£255k
-

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