39 Thompson Road, Dagenham, RM9 5TJ

UPRN:100030233Mid Terrace House2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: C (69)

Data freshness:Listing· freshPrice Paid· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

18 of 21 sources

Sale Estimate

£397,000

£377k - £417kHigh

Estimate

£397k

Range

£377k – £417k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

8.12%

Verdict

Derived from HomePortfolio scores

39 Thompson Road earns an AVOID rating with HP Score 77/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (75/100). 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 NationsMarket 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

77/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

75/ 100

High

Transit & Bike

Transit 39Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 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: the estimate sits 18% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +18.1% (HIGH), sold-comps +13.6%, £/sqft +13.5%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 100030233· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8.2%· as of 21 Oct 2026
Rental economics24.3/40
gross yield 8.1%; range width penalty ×0.97; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2200/mo (range 2100-2350)· as of 13 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 13 Oct 2026· verify before relying on this
Stress margin5.3/30
stressed cash flow +116/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 63 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 4 Nov 2026
Risk & liquidity14.6/15
209 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 sensitivityScores 70+ up to £268,000

£244,000£374,000

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£325,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,100-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £426/mo
Cash on cash: 4.9%
Score at this price: 47

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.01 - 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 100030233Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8.2%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 2100-2350)Rental economics · as of 13 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 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 2100-2350)
Rental economics needs verification before you rely on it
sale estimate 18% above the ask on the same snapshot - verify the rent describes this home

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. Set your walk-away price before viewing - above £268,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£397,000

Rent Estimate (pcm)£2,200

Gross Yield8.12%

1y Growth-

3y Growth+0.0%

5y Growth+3.1%

10y Growth+3.0%

Last Sold Price£330,000 (2022-01-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RM9 5TJ

Approval Rate

-12mo

Development

low

26/00914/AOD
Details pursuant to Conditions 4 (Archaeology) and 5 (Construction Phase) attached to planning consent 26/00047/FULL dated 25/02/2026
Pending
26/00896/OBS
REG 5 above ground cabinet notification
Pending
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

View Planning Timeline