435 Cherrydown East, Basildon, SS16 5GP

UPRN:10014237449Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band CEPC: C (69)

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

20 of 21 sources

Sale Estimate

£206,000

£196k - £216kHigh

Estimate

£206k

Range

£196k – £216k

Rent Estimate (pcm)

£1,400

£1k - £1k

Monthly

£1,400

Yield

9.33%

Verdict

Derived from HomePortfolio scores

435 Cherrydown East earns an INVESTIGATE rating with HP Score 79/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (84/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

84/ 100

High

Transit & Bike

Transit 35Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM +12.6% (HIGH), sold-comps -6.5%, £/sqft -6.2%] → 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 10014237449· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.8%· as of 19 Oct 2026
Rental economics34.7/40
gross yield 9.3%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1400/mo (range 1350-1450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4/mo, -0% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 79 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 30 Oct 2026
Risk & liquidity14.7/15
340 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

£135,000£207,000

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£180,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,350-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £56,400
Net cash flow: £362/mo
Cash on cash: 7.7%
Score at this price: 49

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.30 - 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 10014237449Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.8%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1350-1450)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 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 1400/mo (range 1350-1450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 79 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. 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£206,000

Rent Estimate (pcm)£1,400

Gross Yield9.33%

1y Growth-

3y Growth+1.0%

5y Growth+1.3%

10y Growth+3.9%

Last Sold Price£145,000 (2013-07-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SS16 5GP

Approval Rate

-12mo

Development

low

26/01156/FULL
Single storey side extension and part single storey, part two storey rear extension to existing dwelling house.
Pending
26/01101/LDCP
Demolition of existing fire-escape staircase and erection of new fire-escape staircase.
Approved
26/01076/FULL
Proposed single storey side extension with rear pergola.
Pending

View Planning Timeline

Ownership

Corporate Ownership85.4%
Overseas OwnershipNo
Lease Term Remaining107 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-07-05
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£34,133

Population Density-

Owner Occupied16%

Age Distribution

0-15 17%16-64 81%65+ 2%

View Area Profile

Schools Nearby

Harris Academy Kingswood
0.2 mi
Good
Kingswood Primary School and Nursery
0.3 mi
Good
Ghyllgrove Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Anne Line Catholic Junior School
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

405 Cherrydown East
-
£441k
-
399 Cherrydown East
-
£165k
-
419 Cherrydown East
-
£155k
-
397 Cherrydown East
-
£168k
-

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