29 Pinson Way, Orpington, BR5 4FL

UPRN:10070010491Mid Terrace House3 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band DEPC: A (92)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£466,000

£443k - £490kHigh

Estimate

£466k

Range

£443k – £490k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

6.64%

Verdict

Derived from HomePortfolio scores

29 Pinson Way earns an INVESTIGATE rating with HP Score 77/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (54/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

77/ 100

Strong

Investment Score

72/ 100

High

Crime Score

18/ 100

Moderate

Walkability

54/ 100

Moderate

Transit & Bike

Transit 42Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge2.5/15
claims [AVM +8.8% (HIGH), sold-comps +11.1%, £/sqft +11.2%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10070010491· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 11%· as of 27 Oct 2026
Rental economics11.8/40
gross yield 6.6%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2350/mo (range 2150-2500)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -196/mo, -8% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 79 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 2 Nov 2026
Risk & liquidity14.6/15
365 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,150-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: £193/mo
Cash on cash: 1.6%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.64 - 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 10070010491Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 11%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 2350/mo (range 2150-2500)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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
Rental economics needs verification before you rely on it
rent estimate 2350/mo (range 2150-2500)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 79 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. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£466,000

Rent Estimate (pcm)£2,350

Gross Yield6.64%

1y Growth-

3y Growth+1.9%

5y Growth+1.6%

10y Growth+2.8%

Last Sold Price£310,000 (2016-05-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BR5 4FL

Approval Rate

-12mo

Development

low

26/04189/HPA
Single storey front/side/rear extension with Juliet balcony, addition of rooflights and garage conversion with elevational alterations
Pending
26/04187/NOT
Single storey rear extension, extending beyond the rear wall of the original house by Xm, for which the maximum height would be Xm, and for which the height of the eaves would be Xm (42 Day Notification for Householder Permitted Development Prior Approval)
Pending
26/03573/TPO
Oak tree at 6 Pendennis Road - Crown reduce by up to 7m. Remove all major deadwood overhanging the client’s side of the boundary at 14 Woodley Road. Lift lower canopy clients side by the removal of secondary branches off lower scaffold limb. SUBJECT TO TPO 2328 (8.9.2009)
Pending

View Planning Timeline