Flat 1, Tilbury Lodge, 34 Normanton Road, South Croydon, CR2 7FR

UPRN:10094492181Flat/Maisonette1 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (83)

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

Flat 1, Tilbury Lodge, 34 Normanton Road, South Croydon, CR2 7FR

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

£325,000

£308k - £341kHigh

Estimate

£325k

Range

£308k – £341k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

6.44%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 74/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (57/100). 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

74/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

57/ 100

Moderate

Transit & Bike

Transit 39Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 9 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 17% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +16.9% (HIGH), sold-comps +8.2%, £/sqft +8.3%] → 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 10094492181· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.3%· as of 29 Oct 2026
Rental economics9.9/40
gross yield 6.4%; range width penalty ×0.86; the estimate this rent rides on sits 17% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1450/mo (range 1350-1600)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -390/mo, -27% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 9 Nov 2026
Risk & liquidity14.6/15
492 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

£202,500£310,500

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£270,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £85,800
Net cash flow: £93/mo
Cash on cash: 1.3%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.59 - 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 10094492181Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.3%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 1450/mo (range 1350-1600)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 1450/mo (range 1350-1600)
Rental economics needs verification before you rely on it
sale estimate 17% 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£325,000

Rent Estimate (pcm)£1,450

Gross Yield6.44%

1y Growth-

3y Growth+3.4%

5y Growth+2.0%

10y Growth+2.7%

Last Sold Price£348,000 (2020-12-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CR2 7FR

Approval Rate

-12mo

Development

low

26/03072/FUL
Wholesale window and balcony doors replacement
Pending
26/03053/HSE
Alterations including erection of single-storey rear extension, raised rear patio and conversion of garage into habitable accommodation.
Pending
26/03044/PDO
Installation of a 1 x 9m wooden pole.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.3%
Overseas OwnershipNo
Lease Term Remaining118 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-12-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,080

Population Density9,397 /km²

Owner Occupied42%

Age Distribution

0-15 18%16-64 74%65+ 8%

View Area Profile

Schools Nearby

St Peter's Primary School
0.1 mi
Inspected as St Peter's Primary School (URN 101739) on 30 Jan 2013
Harris Primary Academy Haling Park
0.2 mi
Outstanding
Elmhurst School Ltd
0.2 mi
Inspected by ISI
Whitgift School
0.4 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Tilbury Lodge, 34 Normanton Road
-
£375k
-
Tilbury Lodge, 34 Normanton Road
-
£365k
-
Tilbury Lodge, 34 Normanton Road
-
£305k
-
Tilbury Lodge, 34 Normanton Road
-
£280k
-

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