Upgrade Plan
This certificate lists no outstanding recommendations.
Running costs
Restated at the fuel prices assumed in July 2026. This certificate, assessed in 2021, states £332 a year at the prices assumed then. Modelled costs, not a bill.
Sold prices
Estimated today: £362,753 HPI-indexed estimate, not a valuation
Pump House Close: 50 sales since 1995 · £409,889 average over 10 years
Schools nearby
The schools’ own performance — Progress 8 shows value added, not just raw results.
| School | Phase | Distance | Progress |
|---|---|---|---|
| Harris Primary Academy Shortlands | Primary | 0.2 mi | — |
| Valley Primary School | Primary | 0.2 mi | — |
| Highfield Infants' School | Primary | 0.4 mi | — |
| The Ravensbourne School | Secondary | 1.0 mi | Progress 8 +0.11 · average (2023/24) |
| Harris Academy Beckenham | Secondary | 1.4 mi | Progress 8 +0.38 · above average (2023/24) |
| Langley Park School for Boys | Secondary | 1.4 mi | Progress 8 +0.40 · above average (2023/24) |
Schools from the DfE register, performance from the KS4 performance tables. Progress 8 is a GCSE measure, so primaries have none. Distance is straight-line from the postcode, not a catchment: admission is decided by the school, not by us.
Area context
Police-recorded crime for the wider neighbourhood, not this address. We grade homes, never neighbourhoods — so this is reported as a count, not a rating.
Police.uk street-level data for LSOA E01000828, to 2026-06. An LSOA holds about 1,500 people, so this covers far more than one street.
Pump House Close
How this home sits against its street.