22 Haven Gardens, Darlington, DL1 1PJ

UPRN:10003080557Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band BEPC: C (78)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£74,000

£70k - £77kHigh

Estimate

£74k

Range

£70k – £77k

Rent Estimate (pcm)

£350

£350 - £400

Monthly

£350

Yield

6.00%

Verdict

Derived from HomePortfolio scores

22 Haven Gardens earns an INVESTIGATE rating with HP Score 60/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (49/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

69/ 100

Elevated

Walkability

49/ 100

Mixed

Transit & Bike

Transit 18Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 13 Nov 2026

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

Valuation edge2.5/15
claims [AVM +5.4% (HIGH), sold-comps +11.4%, £/sqft +11.3%] → 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 10003080557· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.3%· as of 8 Nov 2026
Rental economics7.3/40
gross yield 6.0%; range width penalty ×0.91
- valuation_snapshotsrent estimate 350/mo (range 350-400)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -292/mo, -83% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 13 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 305 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 13 Nov 2026
Risk & liquidity14.7/15
553 sales/12mo in area; valuation range width 9%
- 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

£52,500£80,500

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£70,000

At the asking price

Monthly rent£350/mo

Evidenced range £350-£400

Interest rate5.4%

Loan to value75%

Cash required: £22,300
Net cash flow: £6/mo
Cash on cash: 0.3%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 10003080557Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.3%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 350/mo (range 350-400)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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 350/mo (range 350-400)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 305 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. 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£74,000

Rent Estimate (pcm)£350

Gross Yield6.00%

1y Growth+27.0%

3y Growth+2.0%

5y Growth+2.9%

10y Growth+1.9%

Last Sold Price£63,000 (2024-07-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DL1 1PJ

Approval Rate

-12mo

Development

low

26/01043/FUL
Installation of external roller shutters to the the ground floor bay window on the front elevation and entrance door (Retrospective Application)
Pending
26/00979/LBC
Listed Building Consent for the display of 5 no. digital display screens in windows on the south and west elevations, to replace existing window vinyls
Pending
26/00979/DCLB
Listed Building Consent for the display of 5 no. digital display screens in windows on the south and west elevations, to replace existing window vinyls
Pending

View Planning Timeline