Willow Court, The Courtyard Dene Park, Shipbourne Road, Tonbridge, TN11 9NS

UPRN:200000967483Terrace Property3 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band GEPC: D (68)

Data freshness:Listing· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Willow Court, The Courtyard Dene Park, Shipbourne Road, Tonbridge, TN11 9NS

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£788,000

£748k - £827kHigh

Estimate

£788k

Range

£748k – £827k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

4.29%

Verdict

Derived from HomePortfolio scores

Willow Court earns an INVESTIGATE rating with HP Score 63/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (3/100). 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 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

57/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

3/ 100

Low

Transit & Bike

Transit 2Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +11.2% (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 13 Oct 2026
- valuation_snapshotsestimate for 200000967483· as of 13 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.68
- valuation_snapshotsrent estimate 2500/mo (range 2150-2800)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,246/mo, -50% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 67 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 4 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,150-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£632/mo
Cash on cash: -3.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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 200000967483Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2150-2800)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2500/mo (range 2150-2800)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 67 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. 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£788,000

Rent Estimate (pcm)£2,500

Gross Yield4.29%

1y Growth-67.7%

3y Growth-0.2%

5y Growth+1.4%

10y Growth+2.7%

Last Sold Price£625,000 (2018-11-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

4TN11 9NS

Approval Rate

75%12mo

Development

low

26/01767/LDP
Lawful Development Certificate Proposed: Installation of glazed doors to pool building
Pending
26/01690/FL
Erection of garage with storage over
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 TypeFreehold
Last Ownership Change2018-11-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

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

Shipbourne School
1.0 mi
Good
St Margaret Clitherow Catholic Primary School
1.1 mi
Good
Leigh Academy Hugh Christie
1.1 mi
Inspected as Hugh Christie School (URN 118903) on 11 Oct 2023
Cage Green Primary School
1.2 mi
Good

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

View All Schools

Comparables

View All

Whitelands Shipbourne Road
-
£5k
-
The Coach House Dene Park Shipbourne Road
-
£863k
-
Dene Park Shipbourne Road
-
£3.00M
-
Dene Park Shipbourne Road
-
£558k
-

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