Flat 1, Pinnacle House, 4 Ridge Place, Orpington, BR5 3FN

UPRN:10070011509Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (77)

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

Flat 1, Pinnacle House, 4 Ridge Place, Orpington, BR5 3FN

HP Score

/ 100

Mixed

Verdict

today

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

20 of 21 sources

Sale Estimate

£295,000

£281k - £310kHigh

Estimate

£295k

Range

£281k – £310k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

8.00%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an AVOID rating with HP Score 70/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (69/100). 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

70/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

69/ 100

Moderate

Transit & Bike

Transit 64Bike 63

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£225,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £70,800
Net cash flow: £279/mo
Cash on cash: 4.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.98 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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£295,000

Rent Estimate (pcm)£1,500

Gross Yield8.00%

1y Growth-

3y Growth+1.9%

5y Growth+1.6%

10y Growth+2.8%

Last Sold Price£280,000 (2022-09-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BR5 3FN

Approval Rate

-12mo

Development

low

26/04176/LDC
Part use of property to use as private TFL operator. LAWFUL DEVELOPMENT CERTIFICATE (PROPOSED)
Pending
26/04150/LDC
Demolition of existing rear extension and construction of single storey rear extension and Loft conversion with rear dormer and front roof lights. LAWFUL DEVELOPMENT CERTIFICATE (PROPOSED)
Pending
26/04101/FPA
Installation of fan to rear elevation.
Pending

View Planning Timeline

Ownership

Corporate Ownership77%
Overseas OwnershipNo
Lease Term Remaining20 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-09-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,981

Population Density6,021 /km²

Owner Occupied38%

Age Distribution

0-15 26%16-64 64%65+ 10%

View Area Profile

Schools Nearby

St Paul's Cray Church of England Primary School
0.4 mi
Good
St. Mary Cray Primary Academy
0.4 mi
Good
Manor Oak Primary School
0.5 mi
Good
Leesons Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Pinnacle House, 4 Ridge Place
-
£270k
-
Pinnacle House, 4 Ridge Place
-
£230k
-
Pinnacle House, 4 Ridge Place
-
£245k
-
Pinnacle House, 4 Ridge Place
-
£282k
-

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