10 Newbeck Court, 125 Park Road, Beckenham, BR3 1QJ

UPRN:10070015451Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band EEPC: C (78)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

10 Newbeck Court, 125 Park Road, Beckenham, BR3 1QJ

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

£496,000

£472k - £521kHigh

Estimate

£496k

Range

£472k – £521k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

4.93%

Verdict

Derived from HomePortfolio scores

10 Newbeck Court earns an INVESTIGATE rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (79/100). 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 NationsMarket 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

76/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

38/ 100

Elevated

Walkability

79/ 100

High

Transit & Bike

Transit 50Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 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 +4.2% (HIGH), sold-comps +0.0%, £/sqft -0.0%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10070015451· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.1%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1950/mo (range 1800-2150)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -701/mo, -36% 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 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 148 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 3 Nov 2026
Risk & liquidity14.7/15
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

£356,000£546,000

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£475,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£253/mo
Cash on cash: -1.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - 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 10070015451Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.1%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1950/mo (range 1800-2150)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1950/mo (range 1800-2150)
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. 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£496,000

Rent Estimate (pcm)£1,950

Gross Yield4.93%

1y Growth-

3y Growth+0.0%

5y Growth+1.1%

10y Growth+2.0%

Last Sold Price£400,000 (2018-01-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BR3 1QJ

Approval Rate

-12mo

Development

low

26/04270/LDC
Erection of single-storey timber outbuilding within rear garden. LAWFUL DEVELOPMENT CERTIFICATE (PROPOSED)
Pending
24/01841/CON6
Details submitted to comply with the requirements of the following conditions relating to planning permission 24/01841/FULL1: Condition 6 - External Lighting Details
Pending
26/04128/TCA
Sycamore tree - Remove.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.5%
Overseas OwnershipNo
Lease Term Remaining139 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-01-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,981

Population Density6,673 /km²

Owner Occupied49%

Age Distribution

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

View Area Profile

Schools Nearby

Harris Girls Academy Bromley
0.2 mi
Outstanding
Worsley Bridge Primary School
0.4 mi
Good
Alexandra Infant School
0.5 mi
Good
Alexandra Junior School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

127 Park Road
-
£560k
-
Newbeck Court, 125 Park Road
-
£550k
-
Newbeck Court, 125 Park Road
-
£385k
-
127 Park Road
-
£479k
-

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