5 Spinney Gardens, Dagenham, RM9 5DR

UPRN:100028242Mid Terrace HouseBeds -Built 1930-1949

Tenure: -Council Tax: Band CEPC: C (69)

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

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£394,000

£354k - £433kMedium

Estimate

£394k

Range

£354k – £433k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

6.44%

Verdict

Derived from HomePortfolio scores

5 Spinney Gardens earns an INVESTIGATE rating with HP Score 76/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (69/100). 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

76/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

69/ 100

Moderate

Transit & Bike

Transit 27Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 28 Oct 2026

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

Valuation edge0/15
claims [AVM -4.1% (MEDIUM), sold-comps -4.1%, £/sqft -4.0%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100028242· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.8%· as of 31 Oct 2026
Rental economics10.7/40
gross yield 6.4%; range width penalty ×0.93
- valuation_snapshotsrent estimate 2200/mo (range 2050-2350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -243/mo, -11% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 30 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 28 Oct 2026
Risk & liquidity12.8/15
209 sales/12mo in area; valuation range width 20%
- 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

£307,500£471,500

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£410,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,050-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £134,800
Net cash flow: £139/mo
Cash on cash: 1.2%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.59 - 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 100028242Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.8%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 2050-2350)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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 2200/mo (range 2050-2350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 30 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£394,000

Rent Estimate (pcm)£2,200

Gross Yield6.44%

1y Growth+4.4%

3y Growth+0.0%

5y Growth+3.1%

10y Growth+3.0%

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

2RM9 5DR

Approval Rate

50%12mo

Development

low

26/00902/CLUP
Application for a lawful development certificate (proposed) for the construction of a rear dormer extension including two roof lights to the front to facilitate conversion of roof space into habitable accommodation
Pending
26/00900/PRIEXT
Prior notification application for the construction of a single storey rear extension. The proposed extension will extend beyond the rear wall by 6.00 metres. The maximum height of the proposed extension from the natural ground level is 3.29 metres. The height at eaves level of the proposed extension measured from the natural ground level is 3.00 metres.
Pending
26/00896/OBS
REG 5 above ground cabinet notification
Pending

View Planning Timeline

Ownership

Corporate Ownership79.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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£32,911

Population Density5,542 /km²

Owner Occupied43%

Age Distribution

0-15 25%16-64 64%65+ 11%

View Area Profile

Schools Nearby

The Sydney Russell School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Southwood Primary School
0.3 mi
Good
St Joseph's Catholic Primary School
0.4 mi
Good
Parsloes Primary School
0.4 mi
Good

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

30A Spinney Gardens
-
£170k
-
30 Spinney Gardens
-
£380k
-
19 Spinney Gardens
-
£308k
-
32 Spinney Gardens
-
£460k
-

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