25 Braintree Avenue, Ilford, IG4 5PY

UPRN:100022198541End Terrace Property3 bedsBuilt 1930-1949

Tenure: -Council Tax: Band EEPC: G (5)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£672,000

£638k - £705kHigh

Estimate

£672k

Range

£638k – £705k

Rent Estimate (pcm)

£2,850

£3k - £3k

Monthly

£2,850

Yield

5.47%

Verdict

Derived from HomePortfolio scores

25 Braintree 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. 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 leasesHM 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 24Bike 62

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 +7.0% (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 100022198541· as of 12 Oct 2026
Rental economics3.2/40
gross yield 5.5%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2850/mo (range 2600-3100)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -672/mo, -24% 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: 1 price cut(s), 128 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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£2,850/mo

Evidenced range £2,600-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£136/mo
Cash on cash: -0.8%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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 100022198541Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2850/mo (range 2600-3100)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 2850/mo (range 2600-3100)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 128 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£672,000

Rent Estimate (pcm)£2,850

Gross Yield5.47%

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

1IG4 5PY

Approval Rate

-12mo

Development

low

2828/26
First floor side and rear extensions. Alterations to roof profile. (Summary).
Pending
2811/26
Conversion of detached garage/store into granny annexe including alterations to fenestrations. (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

View Planning Timeline

Ownership

Corporate Ownership66%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
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 Density6,678 /km²

Owner Occupied79%

Age Distribution

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

View Area Profile

Schools Nearby

Redbridge Primary School
0.2 mi
Good
Beal High School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Beacon Business Innovation Hub
0.2 mi
Good
Hatton Special School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

31 Braintree Avenue
-
£647k
-
15 Braintree Avenue
-
£770k
-
19 Braintree Avenue
-
£550k
-
16 Braintree Avenue
-
£695k
-

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