35 Cherry Hill, St. Albans, AL2 3AT

UPRN:100080845191Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band FEPC: D (66)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,005,000

£905k - £1.11MMedium

Estimate

£1.00M

Range

£905k – £1.11M

Rent Estimate (pcm)

£4,100

£4k - £5k

Monthly

£4,100

Yield

5.47%

Verdict

Derived from HomePortfolio scores

35 Cherry Hill earns an INVESTIGATE rating with HP Score 72/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (39/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

39/ 100

Mixed

Transit & Bike

Transit 6Bike 34

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£900,000

At the asking price

Monthly rent£4,100/mo

Evidenced range £3,700-£4,550

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£199/mo
Cash on cash: -0.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - clears 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£1,005,000

Rent Estimate (pcm)£4,100

Gross Yield5.47%

1y Growth-

3y Growth-0.6%

5y Growth+1.7%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1AL2 3AT

Approval Rate

-12mo

Development

low

5/2026/1614
Proposed front and side addition to the ground floor and first floor storey with internal alterations to the layout. Porch to the front elevation
Pending
5/2026/1577
Non Material Amendment - Change external material of ground floor rear extension to facing brickwork, change external material at first floor flank wall to render, change ground floor external material to brickwork to side elevations and first floor exist
Rejected
5/2026/1501
Demolition of outbuildings and single storey extension, erection of a part single storey, part two storey rear extension to the dental surgery and the provision of additional car parking spaces to the rear accessed via the Three Hammers PH car park
Pending

View Planning Timeline