53 West Hill, Hitchin, SG5 2HY

UPRN:100080807939Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (64)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,278,000

£1.21M - £1.34MHigh

Estimate

£1.28M

Range

£1.21M – £1.34M

Rent Estimate (pcm)

£5,100

£5k - £6k

Monthly

£5,100

Yield

4.90%

Verdict

Derived from HomePortfolio scores

53 West Hill earns an INVESTIGATE rating with HP Score 59/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (91/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

55/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 8Bike 55

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£1,250,000

At the asking price

Monthly rent£5,100/mo

Evidenced range £4,600-£5,650

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£688/mo
Cash on cash: -1.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,278,000

Rent Estimate (pcm)£5,100

Gross Yield4.90%

1y Growth-17.7%

3y Growth+1.2%

5y Growth+0.7%

10y Growth+2.6%

Last Sold Price£461,000 (2007-05-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SG5 2HY

Approval Rate

-12mo

Development

low

26/02740/FPH
Part first floor and part two storey front extension.
Pending
26/02859/TCA
Sycamore - Fell.
Pending
26/02543/FP
Removal and replacement of flat roofing and trims throughout. Partial removal of two chimney stacks. Demolition of retaining wall providing access to the C20 basement and construction of new retaining wall. Demolition of carport including northeast wall and southeast hit-and miss wall and replacement with fencing and low boundary wall to Grammar School Walk respectively. Carry out surface works to northeast and south car parks.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-05-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,703

Population Density-

Owner Occupied57%

Age Distribution

0-15 14%16-64 62%65+ 24%

View Area Profile

Schools Nearby

Samuel Lucas Primary School
0.1 mi
Outstanding
Wilshere-Dacre Junior Academy
0.5 mi
Inspected as Wilshere-Dacre Junior School (URN 117116) on 3 Oct 2012
Hitchin Boys' School
0.5 mi
Report card2025
Ofsted no longer awards a single overall grade.
Oughton Primary and Nursery School
0.5 mi
Good

6 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

56 West Hill
-
£913k
-
63 West Hill
-
£899k
-
55 West Hill
-
£1.10M
-
43 West Hill
-
£768k
-

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