12 The Meadway, Cuffley, Potters Bar, EN6 4ES

UPRN:100080970165Detached Bungalow4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: D (67)

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

12 The Meadway, Cuffley, Potters Bar, EN6 4ES

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,005,000

£955k - £1.05MHigh

Estimate

£1.00M

Range

£955k – £1.05M

Rent Estimate (pcm)

£3,700

£3k - £4k

Monthly

£3,700

Yield

4.80%

Verdict

Derived from HomePortfolio scores

12 The Meadway earns an INVESTIGATE rating with HP Score 75/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (44/100). 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 NationsMarket 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

75/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

44/ 100

Mixed

Transit & Bike

Transit 15Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 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 +8.0% (HIGH), sold-comps -11.0%, £/sqft -11.0%] → 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 100080970165· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.3%· as of 24 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.71
- valuation_snapshotsrent estimate 3700/mo (range 3250-4150)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,313/mo, -35% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 42 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 10 Nov 2026
Risk & liquidity14.6/15
258 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

£855,500£1,064,000

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£925,000

At the asking price

Monthly rent£3,700/mo

Evidenced range £3,250-£4,150

Interest rate5.4%

Loan to value75%

Cash required: £315,050
Net cash flow: -£560/mo
Cash on cash: -2.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 100080970165Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.3%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 3700/mo (range 3250-4150)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 3700/mo (range 3250-4150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 42 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£1,005,000

Rent Estimate (pcm)£3,700

Gross Yield4.80%

1y Growth-21.1%

3y Growth+0.0%

5y Growth+0.7%

10y Growth+2.7%

Last Sold Price£785,000 (2018-07-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1EN6 4ES

Approval Rate

0%12mo

Development

low

6/2026/1888/HOUSE
Erection of a double storey front extension with a portico, part single part double storey side extension, double storey rear extension, loft conversion with dormer windows to the front and back, raising the ridge height, alterations to front garden to with hardstanding
Pending
6/2026/1834/HOUSE
Erection of single storey front and rear extensions, re-rendering of the existing facade, alterations to fenestration and addition of patio following removal of external stairs and chimney stacks
Pending
6/2026/1850/HOUSE
Erection of two storey side extension, upper floor side and rear extensions and new front entrance. Installation of a box dormer on the side elevation and replacement chimney.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-07-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,805

Population Density-

Owner Occupied92%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Cuffley School
0.4 mi
GoodImproving
Goffs Oak Primary & Nursery School
0.7 mi
Good
Woodside Primary School
0.8 mi
Inspected as Woodside Primary School (URN 117321) on 8 Jan 2019
Ponsbourne St Mary's Church of England Primary School
1.4 mi
Good

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 The Meadway
-
£560k
-
58 The Meadway
-
£710k
-
70 The Meadway
-
£690k
-
66 The Meadway
-
£650k
-

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