Flat 3, 29 Broomhill Road, Woodford Green, IG8 9HA

UPRN:100023055281Flat/Maisonette3 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: D (63)

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

Flat 3, 29 Broomhill Road, Woodford Green, IG8 9HA

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£488,000

£464k - £513kHigh

Estimate

£488k

Range

£464k – £513k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

6.24%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 82/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (90/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

73/ 100

High

Crime Score

21/ 100

Moderate

Walkability

90/ 100

Excellent

Transit & Bike

Transit 41Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 6 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM -0.4% (HIGH), sold-comps +6.8%, £/sqft +6.8%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 100023055281· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.5%· as of 22 Oct 2026
Rental economics9.6/40
gross yield 6.2%; range width penalty ×0.96
- valuation_snapshotsrent estimate 2550/mo (range 2400-2700)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -324/mo, -13% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 280 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 6 Nov 2026
Risk & liquidity14.6/15
288 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

£367,500£563,500

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£490,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,400-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £162,800
Net cash flow: £112/mo
Cash on cash: 0.8%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - 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 100023055281Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.5%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2400-2700)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 2550/mo (range 2400-2700)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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£488,000

Rent Estimate (pcm)£2,550

Gross Yield6.24%

1y Growth-

3y Growth+1.5%

5y Growth+1.0%

10y Growth+2.5%

Last Sold Price£295,000 (2007-01-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1IG8 9HA

Approval Rate

100%12mo

Development

low

2898/26
Single storey rear extension with a depth of 4.00 metres, highest point of 3.00 metres and height at the eaves of 2.90 metres.
Pending
2845/26
T1, T2, T3 (Sycamore) - fell. (Summary).
Pending
2795/26
T1 (Tulip tree) - 2.5m crown reduction to previous pollard points. (summary)
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining93 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-01-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density5,127 /km²

Owner Occupied52%

Age Distribution

0-15 17%16-64 63%65+ 20%

View Area Profile

Schools Nearby

Woodford County High School
0.1 mi
Good
Woodford Green Preparatory School
0.3 mi
Inspected by ISI
St Aubyn's School
0.3 mi
Inspected by ISI
Woodford Green Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

7 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

29 Broomhill Road
-
£178k
-
26 Broomhill Road
-
£1.29M
-
25 Broomhill Road
-
£1.10M
-
27 Broomhill Road
-
£1.07M
-

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