31A Hollymeoak Road, Coulsdon, CR5 3QA

UPRN:10096852336Terrace Property4 bedsBuilt 2024

FreeholdCouncil Tax: -EPC: A (93)

HP Score

Not available

Verdict

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

Evidence

14 of 21 sources

Sale Estimate

£726,000

£690k - £762kHigh

Estimate

£726k

Range

£690k – £762k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

4.53%

Verdict

Derived from HomePortfolio scores

31A Hollymeoak Road earns an INVESTIGATE rating; it has no HP Score yet. Walkability is limited (17/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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)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

No data

Investment Score

No data

Crime Score

No data

Walkability

17/ 100

Low

Transit & Bike

Transit 11Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-1.6/15
claims [AVM -20.5% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 10096852336· as of 14 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.87
- valuation_snapshotsrent estimate 3300/mo (range 3000-3550)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,396/mo, -42% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 53 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 & liquidity5.7/15
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

£656,000£1,006,000

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£875,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,000-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: -£669/mo
Cash on cash: -2.7%
Score at this price: 4

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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 10096852336Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 3300/mo (range 3000-3550)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
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 3300/mo (range 3000-3550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 53 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£726,000

Rent Estimate (pcm)£3,300

Gross Yield4.53%

1y Growth-

3y Growth-

5y Growth-

10y Growth-

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceUnknown
RadonUnknown
MiningUnknown
LandslideUnknown
Air QualityUnknown
NoiseUnknown

View Full Risk Report

Planning Activity

Recent Apps

-CR5 3QA

Approval Rate

-12mo

Development

26/01732/TPO
T6 - Oak - To reduce Oak tree located in the front garden (furthest left) overhanging the road by 3.0-4.0m as outline in internal tree assessment report option 1. All branches will be pruned to appropriate growth points. The tree has Sulpher fungus which is the reason for having the tree report carried out. T5 - Oak - To reduce Oak tree located in the front garden (middle Oak) by 2.0m. All branches will be pruned to appropriate growth points. All works are carried out to BS 3998: 2010 Tree work recommendations. A well balanced shape must be maintained. To reduce the risk of limb failure over the road.
Pending
26/03040/TRE
T1 Beech - Fell due to poor condition. (TPO 18, 1983)
Pending
26/02941/TRE
T1 - Beech: 1.5m crown reduction T2 - Beech: 1.5m crown reduction T3 - Beech: 1.5m crown reduction T4 - Beech: 1.5m crown reduction (TPO 170)
Pending

View Planning Timeline

Ownership

Corporate Ownership-
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
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£38,080

Population Density-

Owner Occupied-

Age Distribution

View Area Profile

Schools Nearby

Serenity School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Chipstead Valley Primary School
0.7 mi
Outstanding
St Aidan's Catholic Primary School
0.8 mi
Good
Smitham Primary School
0.9 mi
Good

6 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

23 Hollymeoak Road
-
£1.64M
-
29B Hollymeoak Road
-
£730k
-
31 Hollymeoak Road
-
£900k
-
17 Hollymeoak Road
-
£1.15M
-

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