West View, Epping Road, Epping Green, Epping, CM16 6PY

UPRN:10012155841Detached HouseBeds -Built before 1900

Tenure: -Council Tax: -EPC: E (39)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

West View, Epping Road, Epping Green, Epping, CM16 6PY

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£706,000

£565k - £847kLow

Estimate

£706k

Range

£565k – £847k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

4.16%

Verdict

Derived from HomePortfolio scores

West View earns an INVESTIGATE rating with HP Score 59/100. Investment score 51/100 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. 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 covenantsPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

13/ 100

Low

Transit & Bike

Transit 2Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 13 Nov 2026

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

Valuation edge0/15
claims [sold-comps -82.8%, £/sqft -82.8%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.2%· as of 4 Nov 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2950/mo (range 2650-3200)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,548/mo, -52% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 335 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 13 Nov 2026
Risk & liquidity9.3/15
236 sales/12mo in area; valuation range width 40%
- 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

£637,500£977,500

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£850,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,650-£3,200

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£826/mo
Cash on cash: -3.4%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.2%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2950/mo (range 2650-3200)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2950/mo (range 2650-3200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 335 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£706,000

Rent Estimate (pcm)£2,950

Gross Yield4.16%

1y Growth-

3y Growth-2.4%

5y Growth-0.6%

10y Growth+1.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CM16 6PY

Approval Rate

-12mo

Development

low

EPF/2023/26
Approval of Details Reserved by Conditions 4 Parking and 5 Lighting of EPF/0917/24 (Regularisation of a development comprising the retention of an existing area of hardstanding, security fencing and gates to serve the continued use of the site for open storage (Class B8)).
Pending
EPF/1878/26
Approval of Details Reserved by Condition 6 Foul and Surface Water of EPF/0982/24 Allowed on Appeal (Construction of 1no. dwelling and associated works).
Pending
EPF/1842/26
Certificate of Lawful Development for proposed installation of standby emergency diesel generator and diesel storage tank (GC0156).
Pending

View Planning Timeline

Ownership

Corporate Ownership64.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,171

Population Density81 /km²

Owner Occupied79%

Age Distribution

0-15 17%16-64 62%65+ 21%

View Area Profile

Schools Nearby

Epping Upland CofE Primary School
0.5 mi
Good
Milwards Primary School and Nursery
1.0 mi
Good
Water Lane Primary Academy
1.1 mi
Good
Kingsmoor Academy
1.2 mi
Inspected as Kingsmoor Primary School (URN 134303) on 12 Sep 2011

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

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