Flat 4, Highgate House, 35A Smitham Bottom Lane, Purley, CR8 3DE
UPRN:10094495652Purpose Built Flat2 bedsBuilt 2021
LeaseholdCouncil Tax: Band DEPC: B (89)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T10:11:34.193547+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
74
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
20 of 21 sourcesSale Estimate
£431,000
£409k - £452kHigh
Estimate
£431k
Range
£409k – £452k
Rent Estimate (pcm)
£1,900
£2k - £2k
Monthly
£1,900
Yield
5.29%
Verdict
Derived from HomePortfolio scores
Flat 4 earns an INVESTIGATE rating with HP Score 74/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (34/100). 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
74
HP Score
74/ 100
Mixed
67
Investment Score
67/ 100
Moderate
12
Crime Score
12/ 100
Low
34
Walkability
34/ 100
Mixed
Transit & Bike
Transit 21Bike 30
Walk Score, out of 100
Valuation & Market
Sale Estimate£431,000
Rent Estimate (pcm)£1,900
Gross Yield5.29%
1y Growth+0.0%
3y Growth+3.2%
5y Growth+1.9%
10y Growth+1.7%
Last Sold Price£450,000 (2021-10-08)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
2CR8 3DE
Approval Rate
100%12mo
Development
low
- Pending26/03028/HSERetention of rear garden terraces.
- Pending26/02999/CAT2 x Cypress trees as part of hedge - Fell to ground level (Roots have gone and are leaning into adjacent trees) 3 x Cypress trees as part of hedge - Fell to ground Level (growing into Oak trees/suppressed crowns by larger Oaks with little foliage) 1 x Holly - Reduce height by approx 4m leaving 6m (supressed top part of tree growing at 45 degrees angle)
- Pending26/03006/PDOTo install a telecommunications cabinet.
Ownership
- Corporate Ownership60.5%
- Overseas OwnershipNo
- Lease Term Remaining120 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2021-10-08
- SourceLand Registry
Connectivity
Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£38,080
Population Density-
Owner Occupied92%
Age Distribution
0-15 17%16-64 58%65+ 25%
Schools Nearby
- Inspected by ISICumnor House School0.2 mi
- Woodcote High School0.3 miGood
- Woodcote Primary School0.4 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- Inspected by ISILaleham Lea School0.7 mi
4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 9A Smitham Bottom Lane-£1.08M-
- 29 Smitham Bottom Lane-£880k-
- 3A Smitham Bottom Lane-£860k-
- 29A Smitham Bottom Lane-£1.10M-