8 Tolmers Avenue, Cuffley, Potters Bar, EN6 4QE

UPRN:100080970447Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: D (64)

Data freshness:Listing· freshPlanning· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

8 Tolmers Avenue, Cuffley, Potters Bar, EN6 4QE

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,194,000

£1.13M - £1.25MHigh

Estimate

£1.19M

Range

£1.13M – £1.25M

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

4.12%

Verdict

Derived from HomePortfolio scores

8 Tolmers Avenue earns an INVESTIGATE rating with HP Score 72/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (41/100). 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

72/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

41/ 100

Mixed

Transit & Bike

Transit 11Bike 29

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£1,295,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £3,950-£4,950

Interest rate5.4%

Loan to value75%

Cash required: £463,050
Net cash flow: -£1,290/mo
Cash on cash: -3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.02 - 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£1,194,000

Rent Estimate (pcm)£4,450

Gross Yield4.12%

1y Growth-

3y Growth+0.0%

5y Growth+0.7%

10y Growth+2.7%

Last Sold Price£870,000 (2015-04-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1EN6 4QE

Approval Rate

-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
6/2026/1850/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
6/2026/1725/TPO
T1 & T2 – Oak, full 20% crown reduction to above previous pruning points as shown in photographs (TPO 459)
Pending

View Planning Timeline

Ownership

Corporate Ownership71%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-04-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,805

Population Density847 /km²

Owner Occupied93%

Age Distribution

0-15 16%16-64 58%65+ 26%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

4 Tolmers Avenue
-
£1.10M
-
3 Tolmers Avenue
-
£1.20M
-
10 Tolmers Avenue
-
£900k
-
8 Tolmers Avenue
-
£870k
-

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