25 Theobalds Close, Cuffley, Potters Bar, EN6 4HH

UPRN:100080970293Flat/Maisonette2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band DEPC: D (60)

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

25 Theobalds Close, Cuffley, Potters Bar, EN6 4HH

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

£330,000

£314k - £347kHigh

Estimate

£330k

Range

£314k – £347k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

5.35%

Verdict

Derived from HomePortfolio scores

25 Theobalds Close earns an INVESTIGATE rating with HP Score 73/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (57/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

57/ 100

Moderate

Transit & Bike

Transit 14Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - 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£325,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: -£93/mo
Cash on cash: -1.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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£330,000

Rent Estimate (pcm)£1,450

Gross Yield5.35%

1y Growth-13.5%

3y Growth+0.0%

5y Growth+0.7%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EN6 4HH

Approval Rate

-12mo

Development

low

6/2026/1752/OUTLINE
Outline planning application (with all matters other than primary access reserved) for up to 200 dwellings, including public open space, landscaping, surface water drainage, and associated infrastructure, with means of primary vehicular access from Northaw Road East
Rejected
6/2026/1620/HOUSE
Erection of front boundary dwarf wall, railings and gated entrances and battened fencing to left and right boundaries to front garden alongside hardstanding to frontage
Rejected
6/2026/1540/COND
Submission of details pursuant of condition 3 (hard and soft landscaping), condition 13 (Arboricultural Method) on planning permission 6/2026/0126/MAJ
Approved

View Planning Timeline

Ownership

Corporate Ownership71%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,805

Population Density142 /km²

Owner Occupied65%

Age Distribution

0-15 16%16-64 62%65+ 22%

View Area Profile

Schools Nearby

Cuffley School
0.1 mi
GoodImproving
Woodside Primary School
0.9 mi
Inspected as Woodside Primary School (URN 117321) on 8 Jan 2019
Goffs Oak Primary & Nursery School
1.0 mi
Good
Northaw Church of England Primary School
1.5 mi
-

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

29 Theobalds Close
-
£333k
-
13 Theobalds Close
-
£470k
-
15 Theobalds Close
-
£499k
-
7 Theobalds Close
-
£560k
-

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