86 Pine Grove, Brookmans Park, Hatfield, AL9 7BW

UPRN:100080964254Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: D (68)

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

86 Pine Grove, Brookmans Park, Hatfield, AL9 7BW

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

£1,454,000

£1.38M - £1.53MHigh

Estimate

£1.45M

Range

£1.38M – £1.53M

Rent Estimate (pcm)

£4,200

£4k - £5k

Monthly

£4,200

Yield

3.36%

Verdict

Derived from HomePortfolio scores

86 Pine Grove earns an INVESTIGATE rating with HP Score 63/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (13/100). 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

63/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

13/ 100

Low

Transit & Bike

Transit 5Bike 15

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [AVM -3.2% (HIGH), sold-comps -15.6%, £/sqft -15.6%] → measured edge +0.00pp 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 9 Nov 2026
- valuation_snapshotsestimate for 100080964254· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 17.2%· as of 7 Nov 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.65
- valuation_snapshotsrent estimate 4200/mo (range 3650-4800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,371/mo, -80% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 520 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 6 Nov 2026
Risk & liquidity14.6/15
90 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£4,200/mo

Evidenced range £3,650-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£2,155/mo
Cash on cash: -4.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.83 - below 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 100080964254Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 17.2%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 4200/mo (range 3650-4800)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 4200/mo (range 3650-4800)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 520 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. 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. 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£1,454,000

Rent Estimate (pcm)£4,200

Gross Yield3.36%

1y Growth-

3y Growth+3.6%

5y Growth+2.1%

10y Growth+2.6%

Last Sold Price£905,000 (2008-06-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0AL9 7BW

Approval Rate

-12mo

Development

low

6/2026/1924/PN8
Prior Approval application for 2 x single storey rear extensions and 1 x single storey side/rear extension measuring 8m in depth, 3m to the eaves and the maximum height of 4m
Pending
6/2026/1761/FULL
Erection of one dwelling, with garage wing, external landscaping and associated works following demolition of existing dwelling and outbuildings
Rejected
6/2026/1748/HOUSE
Alterations and raising the ridge height to create a crown roof with front and rear dormer windows
Pending

View Planning Timeline