Arden House, Stratford Road, Hockley Heath, Solihull, B94 5NJ

UPRN:100071245786Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (59)

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

Arden House, Stratford Road, Hockley Heath, Solihull, B94 5NJ

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,577,000

£1.26M - £1.89MLow

Estimate

£1.58M

Range

£1.26M – £1.89M

Rent Estimate (pcm)

£5,400

£5k - £6k

Monthly

£5,400

Yield

5.63%

Verdict

Derived from HomePortfolio scores

Arden House earns an INVESTIGATE rating with HP Score 72/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (42/100). 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

72/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

42/ 100

Mixed

Transit & Bike

Transit 6Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics3.8/40
gross yield 5.6%; range width penalty ×0.76; the estimate this rent rides on sits 27% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5400/mo (range 4800-6000)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,013/mo, -19% 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 30 Oct 2026
Risk & liquidity9.2/15
66 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,150,000

At the asking price

Monthly rent£5,400/mo

Evidenced range £4,800-£6,000

Interest rate5.4%

Loan to value75%

Cash required: £405,050
Net cash flow: -£143/mo
Cash on cash: -0.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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_snapshotsrent estimate 5400/mo (range 4800-6000)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 5400/mo (range 4800-6000)

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. 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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£1,577,000

Rent Estimate (pcm)£5,400

Gross Yield5.63%

1y Growth-

3y Growth-2.9%

5y Growth+0.8%

10y Growth+4.4%

Last Sold Price£810,000 (2006-06-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0B94 5NJ

Approval Rate

-12mo

Development

low

PL/2026/01868/MINFHO
Retrospective planning application for the retention of a carport.
Pending
W/26/1420
Outline planning application (with all matters reserved except for access) for residential development for up to 61 dwellings (use class C3), public open space, landscaping, drainage, and other associated infrastructure.
Pending
W/26/1246
Application for a lawful development certificate for the proposed Erection of single storey side extension, two storey rear extension, front porch and detached garage. as shown on drawing no. DHA-043-PL-001-A, received on 16.10.2026 with the materials used in any exterior work to be of a similar appearance to those used in the construction of the exterior of the existing dwellinghouse.
Approved

View Planning Timeline

Ownership

Corporate Ownership79.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-06-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,847

Population Density59 /km²

Owner Occupied79%

Age Distribution

0-15 15%16-64 55%65+ 30%

View Area Profile

Schools Nearby

Tudor Grange Primary Academy Hockley Heath
0.5 mi
Good
Lapworth CofE Primary School
2.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Dorridge Primary School
2.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Patricks Church of England Primary Academy
2.5 mi
Good

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

View All Schools

Comparables

View All

Stratford House Stratford Road
-
£671k
-
Avon House Stratford Road
-
£1.13M
-
The Firs Stratford Road
-
£486k
-
2414 Stratford Road
-
£415k
-

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