14 Willow Bank Court, Beckenham Close, East Boldon, NE36 0ER

UPRN:10012829957Flat/Maisonette1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (69)

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

14 Willow Bank Court, Beckenham Close, East Boldon, NE36 0ER

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£69,000

£62k - £76kMedium

Estimate

£69k

Range

£62k – £76k

Rent Estimate (pcm)

£300

£300 - £350

Monthly

£300

Yield

6.01%

Verdict

Derived from HomePortfolio scores

14 Willow Bank Court earns an INVESTIGATE rating with HP Score 76/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (60/100). 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 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

60/ 100

Moderate

Transit & Bike

Transit 45Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 31 Oct 2026

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

Valuation edge2.5/15
claims [AVM +13.1% (MEDIUM), sold-comps +9.2%, £/sqft +9.2%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10012829957· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 23.9%· as of 19 Oct 2026
Rental economics7/40
gross yield 6.0%; range width penalty ×0.87
- valuation_snapshotsrent estimate 300/mo (range 300-350)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 31 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -162/mo, -54% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 141 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 31 Oct 2026
Risk & liquidity12.8/15
68 sales/12mo in area; valuation range width 20%
- 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

£45,000£69,000

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£59,950

At the asking price

Monthly rent£300/mo

Evidenced range £300-£350

Interest rate5.4%

Loan to value75%

Cash required: £19,286
Net cash flow: £5/mo
Cash on cash: 0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - clears 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 10012829957Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 23.9%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 300/mo (range 300-350)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 31 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 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 300/mo (range 300-350)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£69,000

Rent Estimate (pcm)£300

Gross Yield6.01%

1y Growth+101.8%

3y Growth+7.6%

5y Growth+2.2%

10y Growth+2.6%

Last Sold Price£119,950 (2010-08-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0NE36 0ER

Approval Rate

-12mo

Development

low

260679
Notification of Proposed Works to Trees in a Conservation Area – Fell 9no. trees: T1 Spruce – Proximity to electricity cables, house and dead branches T2 and T3 Conifer – Structural lean and asymmetrical growth T4 and T5 Conifer – Excessive 25m height and shading T6 Conifer – Excessive 20m height and shading T7 Conifer – Overcrowding by T6 T8 Conifer – Deterioration due to overgrowth of ivy T9 Conifer – Root damage to sheds
Pending
260672
Notification of Proposed Works to Trees in a Conservation Area – Remove 10no. trees: T01 Ash - Ash dieback with 25% of the crown dead. T02 Sycamore - Showing advanced signs of decay. T03 Swedish Whitebeam - Decay with Trametes Gibbosa fungi around the lower stem and has upper crown dieback. T04 Ash - Ash dieback with 40% of the crown dead. T05 Sycamore - Showing advanced signs of decay. T06 Swedish Whitebeam – Dead tree. T07 Elm – Showing advanced signs of decay. T08 Ash - Ash dieback with 60% of the crown dead. T09 Sycamore - Tree is dead with only the stem remaining. T10 Ash – Dead tree with only the stem remaining
Pending
260663
Change of use from tool hire (Class E) to form drinking establishment with expanded food provision (Sui Generis)
Pending

View Planning Timeline

Ownership

Corporate Ownership71.9%
Overseas OwnershipNo
Lease Term Remaining104 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2010-08-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,784

Population Density-

Owner Occupied87%

Age Distribution

0-15 18%16-64 56%65+ 26%

View Area Profile

Schools Nearby

Helen Gibson Nursery School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
East Boldon Junior School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
East Boldon Infants' School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Forest View Primary
0.7 mi
Good

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Willow Bank Court
-
£120k
-
1 Willow Bank Court
-
£68k
-
7 Willow Bank Court
-
£50k
-
6 Willow Bank Court
-
£65k
-

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