Flat 1, Edward House, 268 Hillbury Road, Warlingham, CR6 9TP

UPRN:10096219512Flat/Maisonette2 bedsBuilt 2023

Shared ownershipCouncil Tax: Band EEPC: B (84)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Flat 1, Edward House, 268 Hillbury Road, Warlingham, CR6 9TP

HP Score

/ 100

Strong

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£624,000

£593k - £656kHigh

Estimate

£624k

Range

£593k – £656k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

5.01%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 77/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (49/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is shared ownership. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal 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

77/ 100

Strong

Investment Score

74/ 100

High

Crime Score

12/ 100

Low

Walkability

49/ 100

Mixed

Transit & Bike

Transit 13Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead 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: 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 -1.8% (HIGH)] → 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 10096219512· as of 12 Oct 2026
Rental economics0.1/40
gross yield 5.0%; range width penalty ×0.86
- valuation_snapshotsrent estimate 2650/mo (range 2400-2850)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -861/mo, -32% 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 9 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 175 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
95 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

£476,000£730,000

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£635,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,400-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £213,550
Net cash flow: -£309/mo
Cash on cash: -1.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - 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 10096219512Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2400-2850)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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
Rental economics needs verification before you rely on it
rent estimate 2650/mo (range 2400-2850)
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. 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£624,000

Rent Estimate (pcm)£2,650

Gross Yield5.01%

1y Growth-48.5%

3y Growth+2.2%

5y Growth+0.6%

10y Growth+1.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CR6 9TP

Approval Rate

-12mo

Development

low

2026/1241
Widen existing driveway.
Pending
2026/1333/TPO
1) Western red cedar reduced by 30% 2) Western red cedar reduced by 30% 3) Beech reduced by 1.5m leaving branch lengths of 4m 4) Yew reduced by 70% 5) Dead western red cedar removed 6) Western red cedar reduced by 30% 7) Yew reduced by 30% 8) Western red cedar reduced by 30% 9) Yew reduced by 30% 10) Western red cedar reduced by 30% 11) Yew reduced by 30% 12) Leylandii reduced by 30% 13) Oak reduced by 1m leaving branch lengths of 3m 14) Horse chestnut low branch removed over drive
Pending
2026/1184
Erection of hip to gable and rear dormer in association with conversion of loft to habitable accommodation, new roof lights and alterations to ground floor fenestrations, removal of existing chimney (Certificate of Lawfulness (Proposed))
Pending

View Planning Timeline

Ownership

Corporate Ownership65.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeShared ownership
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£33,316

Population Density1,779 /km²

Owner Occupied90%

Age Distribution

0-15 16%16-64 55%65+ 29%

View Area Profile

Schools Nearby

Warlingham Village Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Hamsey Green Primary
0.7 mi
Good
Warlingham School
0.8 mi
Good
Whyteleafe Primary School
0.9 mi
Good

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Edward House, 268 Hillbury Road
-
£740k
-
Edward House, 268 Hillbury Road
-
£675k
-
Edward House, 268 Hillbury Road
-
£650k
-
246A Hillbury Road
-
£800k
-

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