Flat 6, 25 The Grove, Coulsdon, CR5 2BH

UPRN:10096852422Flat/Maisonette2 bedsBuilt 2026

Shared ownershipCouncil Tax: -EPC: B (86)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£353,000

£336k - £371kHigh

Estimate

£353k

Range

£336k – £371k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

5.75%

Verdict

Derived from HomePortfolio scores

Flat 6 earns an INVESTIGATE rating with HP Score 87/100. Crime intensity is very low. Walkability is good (74/100). 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

87/ 100

Strong

Investment Score

No data

Crime Score

15/ 100

Low

Walkability

74/ 100

High

Transit & Bike

Transit 56Bike 58

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£355,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £115,550
Net cash flow: -£21/mo
Cash on cash: -0.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£353,000

Rent Estimate (pcm)£1,700

Gross Yield5.75%

1y Growth-

3y Growth+1.2%

5y Growth+2.8%

10y Growth+2.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2CR5 2BH

Approval Rate

100%12mo

Development

low

26/03178/TRE
T8- Yew tree out the front of the property to crown lift by 2 meters taking 1-1.5 meters of the crown. T10- Lime tree to lift cutting 1-1.5 meter section of the Ivy. T11- Large Yew tree to lift by 2-2.5 meters reducing by 0.5-1 meters (TPO 48, 1990)
Pending
26/03042/PDO
To install 1 x 10m light wooden pole.
Pending
26/03028/HSE
Retention of rear garden terraces.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.4%
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£38,080

Population Density3,624 /km²

Owner Occupied88%

Age Distribution

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

View Area Profile

Schools Nearby

Woodcote Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Woodcote High School
0.4 mi
Good
Smitham Primary School
0.5 mi
Good
St Aidan's Catholic Primary School
0.7 mi
Good

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

View All Schools

Comparables

View All

22 The Grove
-
£807k
-
17A The Grove
-
£855k
-
7 The Grove
-
£520k
-
23A The Grove
-
£875k
-

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