66 Woodlands Road, Hockley, SS5 4PY

UPRN:100090576007Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: E (43)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,346,000

£1.28M - £1.41MHigh

Estimate

£1.35M

Range

£1.28M – £1.41M

Rent Estimate (pcm)

£5,550

£5k - £6k

Monthly

£5,550

Yield

4.76%

Verdict

Derived from HomePortfolio scores

66 Woodlands Road earns an INVESTIGATE rating with HP Score 82/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (82/100). 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

82/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

82/ 100

High

Transit & Bike

Transit 11Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -4.0% (HIGH), sold-comps -54.0%, £/sqft -54.1%] → 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 Oct 2026
- valuation_snapshotsestimate for 100090576007· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 10.2%· as of 3 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.80
- valuation_snapshotsrent estimate 5550/mo (range 5000-6100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,957/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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 236 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 4 Nov 2026
Risk & liquidity14.6/15
231 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

£1,050,000£1,610,000

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£1,400,000

At the asking price

Monthly rent£5,550/mo

Evidenced range £5,000-£6,100

Interest rate5.4%

Loan to value75%

Cash required: £505,050
Net cash flow: -£883/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): 1.17 - 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 100090576007Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 10.2%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 5550/mo (range 5000-6100)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 5550/mo (range 5000-6100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 236 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. 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£1,346,000

Rent Estimate (pcm)£5,550

Gross Yield4.76%

1y Growth-

3y Growth-0.6%

5y Growth+0.6%

10y Growth+2.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1SS5 4PY

Approval Rate

-12mo

Development

low

26/00716/LDC
Application for a Lawful Development Certificate for proposed single storey rear extension
Pending
26/00705/TPO
1 Oak (Quercus) Reduce by 3m all round and remove deadwood. Remove 2 lowest branches on east side over property
Approved
26/00696/FUL
Proposed single storey flat roof rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership79.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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£38,107

Population Density-

Owner Occupied69%

Age Distribution

0-15 15%16-64 57%65+ 28%

View Area Profile

Schools Nearby

Lift Westerings
0.3 mi
Good
Lift Hockley
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lift Greensward
0.9 mi
Good
Lift Plumberow
1.0 mi
Good

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

View All Schools

Comparables

View All

52 Woodlands Road
-
£860k
-
62 Woodlands Road
-
£850k
-
44 Woodlands Road
-
£475k
-
57 Woodlands Road
-
£850k
-

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