10 Riverside Cottages, Riverside, Stanstead Abbotts, Ware, SG12 8AP

UPRN:10033091660Mid Terrace House3 bedsBuilt -

Tenure: -Council Tax: -EPC: -

Data freshness:Planning· 4mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

10 Riverside Cottages, Riverside, Stanstead Abbotts, Ware, SG12 8AP

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£488,000

£439k - £537kMedium

Estimate

£488k

Range

£439k – £537k

Rent Estimate (pcm)

£2,300

£2k - £2k

Monthly

£2,300

Yield

5.03%

Verdict

Derived from HomePortfolio scores

10 Riverside Cottages earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (61/100). 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 SourcesPortal 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

61/ 100

Moderate

Transit & Bike

Transit 12Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -12.4% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10033091660· as of 13 Oct 2026
Rental economics0.2/40
gross yield 5.0%; range width penalty ×0.94
- valuation_snapshotsrent estimate 2300/mo (range 2150-2450)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -753/mo, -33% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 5 Nov 2026
Risk & liquidity12.8/15
336 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

£411,500£631,000

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£548,500

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,150-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £183,275
Net cash flow: -£259/mo
Cash on cash: -1.7%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - 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 10033091660Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2300/mo (range 2150-2450)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2300/mo (range 2150-2450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 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£488,000

Rent Estimate (pcm)£2,300

Gross Yield5.03%

1y Growth-

3y Growth+2.4%

5y Growth+1.8%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SG12 8AP

Approval Rate

-12mo

Development

low

3/26/1577/PIP
Permission in principle for construction of 7 x dwellings and associated works following demolition of Highfield Cottage
Pending
3/26/1333/LBC
Listed building consent for partial demolition of the rear lobby and replacement of rear lobby, construction of WC extension and refurbishment of existing toilets, creation of a new external doorway within an existing window opening, bar refurbishment, new floor finishes and associated repair works to curtilage outbuildings
Pending
3/26/1332/FUL
Partial demolition of the rear lobby and replacement of rear lobby, construction of WC extension and refurbishment of existing toilets, creation of a new external doorway within an existing window opening, bar refurbishment, new floor finishes and associated repair works to curtilage outbuildings
Pending

View Planning Timeline

Ownership

Corporate Ownership58.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,154

Population Density-

Owner Occupied76%

Age Distribution

0-15 16%16-64 63%65+ 21%

View Area Profile

Schools Nearby

Amwell View School
0.3 mi
Outstanding
St Andrew's Church of England Voluntary Controlled Primary School
0.3 mi
Good
St John the Baptist Voluntary Aided Church of England Primary School
0.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
The Cranbourne Primary School
0.8 mi
Good

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Riverside Cottages Riverside
-
£531k
-
Riverside Cottages Riverside
-
£475k
-
Riverside Cottages Riverside
-
£525k
-
Riverside Cottages Riverside
-
£410k
-

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