Flat 1, Sanderson Lodge, 73 Addington Road, South Croydon, CR2 8AY

UPRN:10094491528Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band DEPC: B (84)

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

Flat 1, Sanderson Lodge, 73 Addington Road, South Croydon, CR2 8AY

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£412,000

£371k - £453kMedium

Estimate

£412k

Range

£371k – £453k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

8.38%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 83/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (70/100). 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

83/ 100

Strong

Investment Score

73/ 100

High

Crime Score

8/ 100

Low

Walkability

70/ 100

High

Transit & Bike

Transit 49Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 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: the estimate sits 36% above the ask; lead to verify: 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 +35.7% (MEDIUM), sold-comps -8.6%, £/sqft -8.5%] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10094491528· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 4.7%· as of 9 Nov 2026
Rental economics23.7/40
gross yield 8.4%; range width penalty ×0.88; the estimate this rent rides on sits 36% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1850/mo (range 1700-2000)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 36% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin6/30
stressed cash flow +112/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity12.9/15
492 sales/12mo in area; valuation range width 20%
- 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

£212,000£305,000

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£265,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,700-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £84,050
Net cash flow: £386/mo
Cash on cash: 5.5%
Score at this price: 43

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.07 - 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 10094491528Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 4.7%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1850/mo (range 1700-2000)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 36% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 1850/mo (range 1700-2000)
Rental economics needs verification before you rely on it
sale estimate 36% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£412,000

Rent Estimate (pcm)£1,850

Gross Yield8.38%

1y Growth-

3y Growth+3.4%

5y Growth+2.0%

10y Growth+2.7%

Last Sold Price£431,950 (2020-02-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1CR2 8AY

Approval Rate

100%12mo

Development

low

26/02943/FUL
Erection of a three storey rear extension and the provision of 2 x 1 bedroom flats and associated amenity space.
Pending
26/02857/LP
Proposed use of the dwelling house to accommodate up to four young people aged 16/17 receiving care and living together with one permanent resident carer as a single household within Class C3(b), with relief staffing, and conversion of the garage into a relief-carer bedroom/staff rest room.
Pending
26/02815/TRE
T1 Oak: 2 metre crown reduction and 4 metre crown lift. (TPO 04, 2000)
Approved

View Planning Timeline

Ownership

Corporate Ownership65.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-02-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density-

Owner Occupied93%

Age Distribution

0-15 15%16-64 50%65+ 35%

View Area Profile

Schools Nearby

Croydon High School
0.3 mi
Inspected by ISI
Selsdon Primary and Nursery School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Greenvale Primary School
0.7 mi
Good
Gresham Primary School
0.7 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Sanderson Lodge, 73 Addington Road
-
£579k
-
Sanderson Lodge, 73 Addington Road
-
£451k
-
Sanderson Lodge, 73 Addington Road
-
£462k
-
Sanderson Lodge, 73 Addington Road
-
£475k
-

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