132 Belgrave Avenue, Romford, RM2 6PU

UPRN:100021361146End Terrace House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (68)

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

HP Score

/ 100

Strong

Verdict

5 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£795,000

£756k - £835kHigh

Estimate

£795k

Range

£756k – £835k

Rent Estimate (pcm)

£3,550

£3k - £4k

Monthly

£3,550

Yield

5.50%

Verdict

Derived from HomePortfolio scores

132 Belgrave Avenue earns an INVESTIGATE rating with HP Score 79/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (59/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

72/ 100

High

Crime Score

11/ 100

Low

Walkability

59/ 100

Moderate

Transit & Bike

Transit 38Bike 60

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +2.5% (HIGH), sold-comps +5.0%, £/sqft +5.1%] → measured edge +0.50pp 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 10 Oct 2026
- valuation_snapshotsestimate for 100021361146· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 10.3%· as of 3 Nov 2026
Rental economics3.3/40
gross yield 5.5%; range width penalty ×0.83
- valuation_snapshotsrent estimate 3550/mo (range 3200-3850)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -790/mo, -22% 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), 109 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 & liquidity14.7/15
142 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

£581,000£891,000

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£775,000

At the asking price

Monthly rent£3,550/mo

Evidenced range £3,200-£3,850

Interest rate5.4%

Loan to value75%

Cash required: £262,550
Net cash flow: -£158/mo
Cash on cash: -0.7%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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 100021361146Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 10.3%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 3550/mo (range 3200-3850)Rental economics · as of 10 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

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 3550/mo (range 3200-3850)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 109 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£795,000

Rent Estimate (pcm)£3,550

Gross Yield5.50%

1y Growth+21.6%

3y Growth+2.4%

5y Growth+1.6%

10y Growth+3.0%

Last Sold Price£645,000 (2020-02-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RM2 6PU

Approval Rate

100%12mo

Development

low

D0428.26
Certificate of lawfulness for proposed conversion of garage to habitable room
Pending
Y0245.26
Single storey rear extension with an overall depth of 5m, a maximum height of 3.30m, and an eaves height of 3m. (PRIOR APPROVAL)
Pending
D0421.26
Certificate of lawfulness for a hip to gable loft conversion with rear dormer, gable window and roof lights to front
Pending

View Planning Timeline