1A Silver Birches, Highlands Hill, Swanley, BR8 7NB

UPRN:50002012485Semi-Detached HouseBeds -Built 1950-1966

Tenure: -Council Tax: Band EEPC: D (65)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

1A Silver Birches, Highlands Hill, Swanley, BR8 7NB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£596,000

£477k - £715kLow

Estimate

£596k

Range

£477k – £715k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

4.16%

Verdict

Derived from HomePortfolio scores

1A Silver Birches earns an INVESTIGATE rating with HP Score 69/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (36/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

36/ 100

Mixed

Transit & Bike

Transit 3Bike 51

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.2%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3100/mo (range 2850-3300)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,627/mo, -52% 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 3 Nov 2026
Risk & liquidity9.3/15
229 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£895,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,850-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £304,550
Net cash flow: -£874/mo
Cash on cash: -3.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - 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_snapshotsrent estimate 3100/mo (range 2850-3300)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3100/mo (range 2850-3300)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£596,000

Rent Estimate (pcm)£3,100

Gross Yield4.16%

1y Growth-

3y Growth+2.2%

5y Growth+2.4%

10y Growth+3.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2BR8 7NB

Approval Rate

-12mo

Development

low

26/02617/W5DAY
5 DAY NOTICE - t1 Beech has meripilus giganteus on near 50% of the buttress roots root system. with a strong risk failure. To be replaced by hawthorn.
Approved
26/02589/HOUSE
Demolition of part of existing garage. Erection of a single storey rear and side extensions. Installation of rooflights. Creation of additional parking area
Pending
26/02590/LDCPR
Loft conversion with dormer to rear elevation and insertion of 3no rooflights to front roof slope. Associated alterations to fenestration.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
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£34,969

Population Density486 /km²

Owner Occupied74%

Age Distribution

0-15 21%16-64 61%65+ 18%

View Area Profile

Schools Nearby

St Pauls' Church of England Voluntary Controlled Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Bartholomew's Catholic Primary School, Swanley
0.6 mi
Inspected as St Bartholomew's Catholic Primary School, Swanley (URN 118860) on 5 May 2022
Horizon Primary Academy
0.6 mi
GoodImproving
Downsview Community Primary School
0.6 mi
Report card2025
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Silver Birches Highlands Hill
-
£350k
-
Fivewents Nursery Highlands Hill
-
£8.75M
-
Harringtons Nursery Highlands Hill
-
£5.20M
-
High View Highlands Hill
-
£475k
-

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