53 Winding Way, Dagenham, RM8 2TD
UPRN:100032843Mid Terrace House4 bedsBuilt 1950-1966
FreeholdCouncil Tax: Band CEPC: C (74)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T03:18:05.590264+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:11:27.438272+00:00)EPC· 3mo agoEPC: ageing, refreshed 3mo ago (2026-08-21T08:08:18.136486+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
75
/ 100
Strong
Verdict
5 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
19 of 21 sourcesSale Estimate
£483,000
£386k - £580kLow
Estimate
£483k
Range
£386k – £580k
Rent Estimate (pcm)
£2,800
£3k - £3k
Monthly
£2,800
Yield
6.96%
Verdict
Derived from HomePortfolio scores
53 Winding Way earns an INVESTIGATE rating with HP Score 75/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (80/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
75
HP Score
75/ 100
Strong
68
Investment Score
68/ 100
Moderate
25
Crime Score
25/ 100
Moderate
80
Walkability
80/ 100
High
Transit & Bike
Transit 46Bike 59
Walk Score, out of 100
Valuation & Market
Sale Estimate£483,000
Rent Estimate (pcm)£2,800
Gross Yield6.96%
1y Growth-
3y Growth+1.1%
5y Growth+3.5%
10y Growth+3.0%
Last Sold Price£400,000 (2016-09-23)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0RM8 2TD
Approval Rate
-12mo
Development
low
- Pending2839/26Change of use from a single dwelling house (C3(a)) into Supported Living Accommodation (C3(b)) for up to four adults. (Summary).
- Approved2693/26Remove chimneys. Loft conversion with a rear dormer. Hip to gable roof alterations. Three front rooflights. (Summary) (Amended).
- Approved2615/26Loft conversion with a rear dormer. Hip to gable roof alterations. Four front roof lights (summary)
Ownership
- Corporate Ownership78.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2016-09-23
- SourceLand Registry
Connectivity
Broadband (Standard)
9 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£32,911
Population Density11,704 /km²
Owner Occupied45%
Age Distribution
0-15 27%16-64 63%65+ 10%
Schools Nearby
- St Vincent's Catholic Primary School0.2 mi
Inspected as St Vincent's Catholic Primary School (URN 101239) on 10 Nov 2016
- Henry Green Primary School0.3 miReport card2026
Ofsted no longer awards a single overall grade.
- Valence Primary School0.3 miGood
- Becontree Primary School0.3 miGood
4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 39 Winding Way-£470k-
- 9 Winding Way-£378k-
- 51 Winding Way-£365k-
- 45 Winding Way-£420k-