44 Grosvenor Gardens, Upminster, RM14 1DJ

UPRN:100023215280Detached House6 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: C (77)

Data freshness:Price Paid· freshPlanning· 6mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

44 Grosvenor Gardens, Upminster, RM14 1DJ

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£2,425,000

£1.94M - £2.91MLow

Estimate

£2.42M

Range

£1.94M – £2.91M

Rent Estimate (pcm)

£7,100

£6k - £8k

Monthly

£7,100

Yield

4.26%

Verdict

Derived from HomePortfolio scores

44 Grosvenor Gardens earns an INVESTIGATE rating with HP Score 75/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (71/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

71/ 100

High

Transit & Bike

Transit 37Bike 45

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.3%; range width penalty ×0.69; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 7100/mo (range 6200-8000)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,349/mo, -47% 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 30 Oct 2026
Risk & liquidity9.2/15
254 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£2,000,000

At the asking price

Monthly rent£7,100/mo

Evidenced range £6,200-£8,000

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£1,835/mo
Cash on cash: -2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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_snapshotsrent estimate 7100/mo (range 6200-8000)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 18% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 7100/mo (range 6200-8000)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£2,425,000

Rent Estimate (pcm)£7,100

Gross Yield4.26%

1y Growth-18.6%

3y Growth-1.5%

5y Growth-0.4%

10y Growth+1.3%

Last Sold Price£1,020,000 (2007-07-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RM14 1DJ

Approval Rate

-12mo

Development

low

P1170.26
Ground floor rear (and part-side) extension.
Pending
D0397.26
Certificate of Lawfulness for a hip-to-gable loft conversion with rear dormer and roof lights to front, erection of a single-storey front entrance porch and demolition of the existing external unshared chimney stack
Pending
P1142.26
Single-storey rear extension, new oak entrance portico with external and internal alterations
Pending

View Planning Timeline

Ownership

Corporate Ownership59.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-07-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,726

Population Density2,898 /km²

Owner Occupied92%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Hall Mead School
0.3 mi
Outstanding
The Coopers' Company and Coborn School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Upminster Junior School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Upminster Infant School
0.6 mi
Good

8 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

48 Grosvenor Gardens
-
£825k
-
2B Grosvenor Gardens
-
£1.20M
-
30 Grosvenor Gardens
-
£940k
-
14 Grosvenor Gardens
-
£900k
-

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