6A Willow Parade, Moor Lane, Upminster, RM14 1DZ

UPRN:100023215321Purpose Built Flat1 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band BEPC: D (59)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

6A Willow Parade, Moor Lane, Upminster, RM14 1DZ

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£199,000

£189k - £209kHigh

Estimate

£199k

Range

£189k – £209k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

4.62%

Verdict

Derived from HomePortfolio scores

6A Willow Parade earns an INVESTIGATE rating with HP Score 72/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (52/100). 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

72/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

52/ 100

Moderate

Transit & Bike

Transit 22Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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 edge0/15
claims [AVM +2.0% (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 13 Oct 2026
- valuation_snapshotsestimate for 100023215321· as of 13 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.93
- valuation_snapshotsrent estimate 750/mo (range 700-800)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -404/mo, -54% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 153 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 5 Nov 2026
Risk & liquidity14.6/15
254 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

£146,000£224,000

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£195,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £61,200
Net cash flow: -£139/mo
Cash on cash: -2.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - 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 100023215321Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 700-800)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 750/mo (range 700-800)
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£199,000

Rent Estimate (pcm)£750

Gross Yield4.62%

1y Growth-

3y Growth-1.5%

5y Growth-0.4%

10y Growth+1.3%

Last Sold Price£177,000 (2017-10-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RM14 1DZ

Approval Rate

-12mo

Development

low

D0429.26
Certificate of lawfulness for proposed construction of single storey Pitched Roof Extension to Front Elevation to provide new Entrance Porch and Ground Floor w.c.
Pending
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

View Planning Timeline

Ownership

Corporate Ownership59.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-10-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 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
0.2 mi
Outstanding
The James Oglethorpe Primary School
0.5 mi
Good
The Coopers' Company and Coborn School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Engayne Primary School
0.6 mi
Good

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

View All Schools

Comparables

View All

Willow Parade Moor Lane
-
£275k
-
13A Willow Parade
-
£195k
-
Willow Parade Moor Lane
-
£145k
-
Willow Parade Moor Lane
-
£177k
-

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