Flat 12, Law House, 180 High Street, Tonbridge, TN9 1BE

UPRN:10094699072Flat/MaisonetteBeds -Built -

Tenure: -Council Tax: Band DEPC: -

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

Flat 12, Law House, 180 High Street, Tonbridge, TN9 1BE

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

16 of 21 sources

Sale Estimate

£356,000

£285k - £427kLow

Estimate

£356k

Range

£285k – £427k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

4.21%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 56/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (55/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsMarket estimates (third-party AVM)Defra 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

56/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

83/ 100

Elevated

Walkability

55/ 100

Moderate

Transit & Bike

Transit 21Bike 64

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.2%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1700/mo (range 1600-1850)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -927/mo, -55% 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 12 Nov 2026· verify before relying on this
Risk & liquidity9.3/15
244 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£485,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,600-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £161,050
Net cash flow: -£460/mo
Cash on cash: -3.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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_snapshotsrent estimate 1700/mo (range 1600-1850)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1700/mo (range 1600-1850)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£356,000

Rent Estimate (pcm)£1,700

Gross Yield4.21%

1y Growth-

3y Growth+1.4%

5y Growth-0.0%

10y Growth+2.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN9 1BE

Approval Rate

-12mo

Development

low

26/02104/TNCA
24 x Ash (within boundary hedge between 4 The Gables and 27 Lyons Crescent) - Reduce height to just below the level of the first floor windows of the house.
Pending
26/02062/TNCA
1 x Gleditsia (applicants ref. T1) - Prune to reduce crown by approx 1 overall, back to vicinity of previous pruning points to maintain size for position. Group of Cherry, Beech and Tulip Tree (applicants ref. G1) - Prune to reduce trees by approx 1.5m back to vicinity of previous cuts to maintain size for position. 1 x Magnolia (applicants ref. T2) - Selectively prune over extended sections back to drop crotch and maintain size. (Leylandii hedge and Castlewellan hedge (applicants ref. H1 and H2) - Trim as specified to shape/tidy/maintain size).
Pending
26/02037/PDVGR
Prior notification: Schedule 2, Part 3, Class G: Change of use from a use within Class E (commercial, business and service) to Conversion of first floor to create two flats
Pending

View Planning Timeline

Ownership

Corporate Ownership58%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,106

Population Density1,421 /km²

Owner Occupied49%

Age Distribution

0-15 22%16-64 67%65+ 11%

View Area Profile

Schools Nearby

Slade Primary School and Attached Unit for Children with Hearing Impairment
0.1 mi
Good
Tonbridge School
0.1 mi
Inspected by ISI
Hilden Grange School
0.4 mi
Inspected by ISI
Hilden Oaks Preparatory School and Nursery
0.4 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Conquest House, 194 High Street
-
£585k
-
Fosse House, 182 High Street
-
£2.55M
-
192 High Street
-
£450k
-
North House, 198 High Street
-
£270k
-

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