1 Hoad Hill Cottages, Tonbridge Road, Shipbourne, Tonbridge, TN11 9PA

UPRN:200000964274Detached BungalowBeds -Built 1983-1990

Tenure: -Council Tax: -EPC: E (52)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

1 Hoad Hill Cottages, Tonbridge Road, Shipbourne, Tonbridge, TN11 9PA

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,045,000

£836k - £1.25MLow

Estimate

£1.04M

Range

£836k – £1.25M

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

8.04%

Verdict

Derived from HomePortfolio scores

1 Hoad Hill Cottages earns an INVESTIGATE rating with HP Score 63/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). 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 SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 4Bike 37

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
estimate implies a 52% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£500,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £2,900-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: £632/mo
Cash on cash: 4.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.99 - 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£1,045,000

Rent Estimate (pcm)£3,350

Gross Yield8.04%

1y Growth-

3y Growth-0.2%

5y Growth+1.4%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TN11 9PA

Approval Rate

100%12mo

Development

low

26/01716/TNCA
1 x Large Oak - Reduce over-extended limbs over the garage and car parking area by approximately 6 to 8 metres, pruning back to suitable secondary growth points as specified. Reduce remainder of crown by approximately 2 to 3 metres where required, in order to rebalance the overall crown structure as specified.
Approved
26/01540/FL
Section 73 application to Vary condition 1 (Tourist Accommodation) of planning permission TM/06/01619/FL Variation of condition pursuant to planning permission ref. TM/03/01037/FL (Conversion of existing double garage to granny flat) to enable the annexe to be occupied for a maximum of 140 days each year between 1st April to 30th October for holiday lets. To reverse the condition to allow residency in the annex
Approved
26/01501/FL
Detached outbuilding for use as a home gym
Approved

View Planning Timeline

Ownership

Corporate Ownership73.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,106

Population Density86 /km²

Owner Occupied76%

Age Distribution

0-15 21%16-64 57%65+ 22%

View Area Profile

Schools Nearby

Shipbourne School
0.4 mi
Good
Plaxtol Primary School
1.5 mi
Good
St Margaret Clitherow Catholic Primary School
1.6 mi
Good
Leigh Academy Hugh Christie
1.8 mi
Inspected as Hugh Christie School (URN 118903) on 11 Oct 2023

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

View All Schools

Comparables

View All

Hill Hoad Cottages Tonbridge Road
-
£815k
-
Nightingale Cottage Tonbridge Road
-
£920k
-
Hill Hoad Cottages Tonbridge Road
-
£580k
-
Woodhall Oast Tonbridge Road
-
£880k
-

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