Cobbs, Caxton Place, Court Lane, Hadlow, Tonbridge, TN11 0JU

UPRN:200000967450Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band FEPC: D (61)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Cobbs, Caxton Place, Court Lane, Hadlow, Tonbridge, TN11 0JU

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£520,000

£494k - £546kHigh

Estimate

£520k

Range

£494k – £546k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

7.65%

Verdict

Derived from HomePortfolio scores

Cobbs earns an INVESTIGATE rating with HP Score 63/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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)HM Land Registry sales matched to addressDefra 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

63/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 26Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 7 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: the estimate sits 23% above the ask; lead to verify: 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 +23.1% (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 9 Oct 2026
- valuation_snapshotsestimate for 200000967450· as of 9 Oct 2026
Rental economics18/40
gross yield 7.6%; range width penalty ×0.85; the estimate this rent rides on sits 23% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2550/mo (range 2350-2800)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 23% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin2.2/30
stressed cash flow +57/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 7 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 360 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 7 Nov 2026
Risk & liquidity14.6/15
123 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £415/mo
Cash on cash: 3.8%
Score at this price: 35

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.89 - clears 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 200000967450Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2350-2800)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 23% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 2550/mo (range 2350-2800)
Rental economics needs verification before you rely on it
sale estimate 23% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£520,000

Rent Estimate (pcm)£2,550

Gross Yield7.65%

1y Growth-

3y Growth-0.2%

5y Growth+1.4%

10y Growth+2.7%

Last Sold Price£230,000 (2002-02-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TN11 0JU

Approval Rate

100%12mo

Development

low

26/01610/FL
One detached self/custom build dwelling and a detached three-bay garage with ancillary store/hobby room above and associated works
Pending
26/01476/FL
The formalisation of an existing agricultural track across land, 3.5m wide by 95m long, using compacted roadstone at Style Place Farm
Approved
26/00900/PDVLR
Prior Notification for Larger Home Extension (Part 1 Class A): Single storey rear extension to a depth of 4.95m, maximum roof height of 3.72m, and eaves height of 2.06m
Approved

View Planning Timeline

Ownership

Corporate Ownership73.9%
Overseas OwnershipNo
Lease Term Remaining93 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2002-02-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

27 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,106

Population Density147 /km²

Owner Occupied82%

Age Distribution

0-15 15%16-64 60%65+ 25%

View Area Profile

Schools Nearby

Hadlow Primary School
0.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Hadlow Rural Community School
1.2 mi
Requires improvement
East Peckham Primary School
1.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
The Quest School
2.0 mi
Outstanding

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

View All Schools

Comparables

View All

The Shires Court Lane
-
£1.10M
-
Caxton Place Court Lane
-
£645k
-
Caxton Place Court Lane
-
£383k
-
Caxton Place Court Lane
-
£625k
-

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