5 Wood Lane, Dagenham, RM8 3ND

UPRN:100035549Mid Terrace HouseBeds -Built before 1900

FreeholdCouncil Tax: Band CEPC: A (97)

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

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£438,000

£416k - £460kHigh

Estimate

£438k

Range

£416k – £460k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

5.14%

Verdict

Derived from HomePortfolio scores

5 Wood Lane earns an INVESTIGATE rating with HP Score 75/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). 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

HP Score

75/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 49Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -35.8% (HIGH), sold-comps -67.6%, £/sqft -67.7%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100035549· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%· as of 3 Nov 2026
Rental economics1.1/40
gross yield 5.1%; range width penalty ×0.96
- valuation_snapshotsrent estimate 2550/mo (range 2400-2700)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -766/mo, -30% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 5 Nov 2026
Risk & liquidity14.6/15
230 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 sensitivity

£446,000£684,000

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£595,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,400-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £199,550
Net cash flow: -£243/mo
Cash on cash: -1.5%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - 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 100035549Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 2550/mo (range 2400-2700)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2550/mo (range 2400-2700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 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£438,000

Rent Estimate (pcm)£2,550

Gross Yield5.14%

1y Growth-

3y Growth+1.1%

5y Growth+3.5%

10y Growth+3.0%

Last Sold Price£186,000 (2006-09-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1RM8 3ND

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
26/00898/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 3.00 metres. The height at eaves level of the proposed extension measured from the natural ground level is 2.90 metres.
Pending

View Planning Timeline

Ownership

Corporate Ownership78.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-09-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,911

Population Density10,667 /km²

Owner Occupied48%

Age Distribution

0-15 28%16-64 63%65+ 9%

View Area Profile

Schools Nearby

The St Teresa Catholic Primary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Becontree Primary School
0.4 mi
Good
The Sydney Russell School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Dorothy Barley Junior Academy
0.5 mi
Good

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

View All Schools

Comparables

View All

35 Wood Lane
-
£520k
-
25 Wood Lane
-
£450k
-
33B Wood Lane
-
£221k
-
23 Wood Lane
-
£405k
-

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