28 Bergholt Avenue, Ilford, IG4 5NE

UPRN:100022197870Terrace Property4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: C (72)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£770,000

£732k - £809kHigh

Estimate

£770k

Range

£732k – £809k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

5.03%

Verdict

Derived from HomePortfolio scores

28 Bergholt Avenue earns an INVESTIGATE rating with HP Score 74/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (60/100). 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)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

74/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

60/ 100

Moderate

Transit & Bike

Transit 34Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 -0.6% (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 12 Oct 2026
- valuation_snapshotsestimate for 100022197870· as of 12 Oct 2026
Rental economics0.2/40
gross yield 5.0%; range width penalty ×0.83
- valuation_snapshotsrent estimate 3250/mo (range 2950-3550)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,011/mo, -31% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 124 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 2 Nov 2026
Risk & liquidity14.6/15
39 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£3,250/mo

Evidenced range £2,950-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £262,550
Net cash flow: -£366/mo
Cash on cash: -1.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - 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 100022197870Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 3250/mo (range 2950-3550)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 3250/mo (range 2950-3550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 124 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. 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£770,000

Rent Estimate (pcm)£3,250

Gross Yield5.03%

1y Growth-

3y Growth-1.4%

5y Growth-0.3%

10y Growth+0.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4IG4 5NE

Approval Rate

100%12mo

Development

low

2828/26
First floor side and rear extensions. Alterations to roof profile. (Summary).
Pending
2805/26
Single storey rear extension with a depth of 6.00 metres, highest point of 3.00 metres and height at the eaves of 3.00 metres.
Pending
2755/26
Loft conversion with a rear dormer. Three front rooflights. (Summary).
Approved

View Planning Timeline

Ownership

Corporate Ownership66%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density-

Owner Occupied79%

Age Distribution

0-15 19%16-64 67%65+ 14%

View Area Profile

Schools Nearby

Redbridge Primary School
0.1 mi
Good
Beal High School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Beacon Business Innovation Hub
0.3 mi
Good
Beehive Preparatory School
0.4 mi
Inspected by ISI

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

13 Bergholt Avenue
-
£560k
-
37 Bergholt Avenue
-
£536k
-
37 Bergholt Avenue
-
£575k
-
33 Bergholt Avenue
-
£423k
-

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