8 Wisdons Close, Dagenham, RM10 7HB

UPRN:100033733Purpose Built Flat2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band BEPC: D (63)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£234,000

£222k - £245kHigh

Estimate

£234k

Range

£222k – £245k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

9.60%

Verdict

Derived from HomePortfolio scores

8 Wisdons Close earns an INVESTIGATE rating with HP Score 57/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (39/100). 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)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

57/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

55/ 100

Elevated

Walkability

39/ 100

Mixed

Transit & Bike

Transit 24Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 4 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +14.5% (HIGH), sold-comps +27.3%, £/sqft +27.2%] → 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 100033733· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.7%· as of 1 Nov 2026
Rental economics36.8/40
gross yield 9.6%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1600/mo (range 1500-1650)· as of 13 Oct 2026· verify before relying on this
Stress margin4.1/30
stressed cash flow +66/mo, +4% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 197 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 & liquidity14.7/15
227 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 £165,000

£150,000£230,000

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£200,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £62,800
Net cash flow: £433/mo
Cash on cash: 8.3%
Score at this price: 58

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.37 - 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 100033733Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.7%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1600/mo (range 1500-1650)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 1600/mo (range 1500-1650)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 197 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 →flood, subsidence, crime, environment - the full domain

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.
2 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £165,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£234,000

Rent Estimate (pcm)£1,600

Gross Yield9.60%

1y Growth+1.7%

3y Growth+0.4%

5y Growth+2.6%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RM10 7HB

Approval Rate

-12mo

Development

low

Y0237.26
Single storey rear extension with an overall depth of 6m, a maximum height of 3.50m, and an eaves height of 2.50m. (PRIOR APPROVAL)
Pending
P1105.26
Ground floor single storey front and rear extension and part first floor rear extension and removal of chimney
Pending
P1015.26
Demolition of existing chalet bungalow and erection of 4 new dwellings
Pending

View Planning Timeline