22 Smeaton Court, Hertford, SG13 7AL

UPRN:10023087221Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (84)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£316,000

£300k - £332kHigh

Estimate

£316k

Range

£300k – £332k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

6.39%

Verdict

Derived from HomePortfolio scores

22 Smeaton Court earns an INVESTIGATE rating with HP Score 74/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (75/100). 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

74/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

75/ 100

High

Transit & Bike

Transit 22Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +1.9% (HIGH), sold-comps -9.2%, £/sqft -9.1%] → 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 10023087221· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.3%· as of 8 Nov 2026
Rental economics10/40
gross yield 6.4%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1650/mo (range 1500-1750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -225/mo, -14% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 30 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
189 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

£232,500£356,500

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£310,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,500-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £99,800
Net cash flow: £96/mo
Cash on cash: 1.2%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - 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 10023087221Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.3%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 1650/mo (range 1500-1750)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 · verify before relying on this
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 1650/mo (range 1500-1750)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£316,000

Rent Estimate (pcm)£1,650

Gross Yield6.39%

1y Growth-

3y Growth-2.8%

5y Growth-0.4%

10y Growth+2.8%

Last Sold Price£287,500 (2022-12-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SG13 7AL

Approval Rate

-12mo

Development

low

X/26/0491/CND
Discharge conditions 3 (basement opening and materials), 4 (landscape), 5 (details of ventilation), 6 (waste) and 7 (cavity drainage details) attached to 3/26/0037/FUL
Pending
X/26/0492/CND
Discharge conditions 4 (details of ventilation), 6 (details of cladding), 7 (details of internal finishes) and 8 (repairs schedule) attached to 3/26/0038/LBC
Pending
3/26/1578/HH
Change of window and door to new patio doors
Pending

View Planning Timeline

Ownership

Corporate Ownership53%
Overseas OwnershipNo
Lease Term Remaining113 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-12-16
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£44,154

Population Density7,559 /km²

Owner Occupied45%

Age Distribution

0-15 14%16-64 77%65+ 9%

View Area Profile

Schools Nearby

Duncombe School
0.4 mi
Inspected by ISI
Abel Smith School
0.4 mi
Outstanding
Mill Mead Primary Academy
0.5 mi
Inspected as Mill Mead Primary School (URN 117297) on 3 Jun 2025
Simon Balle All-Through School
0.6 mi
Outstanding

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

View All Schools

Comparables

View All

36 Smeaton Court
-
£333k
-
13 Smeaton Court
-
£321k
-
27 Smeaton Court
-
£280k
-
6 Smeaton Court
-
£255k
-

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