Highfield House, Standon, Ware, SG11 1NJ

UPRN:10033097193-Beds -Built 1930-1949

Tenure: -Council Tax: -EPC: E (41)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Highfield House, Standon, Ware, SG11 1NJ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,679,000

£1.51M - £1.85MMedium

Estimate

£1.68M

Range

£1.51M – £1.85M

Rent Estimate (pcm)

£5,600

£5k - £6k

Monthly

£5,600

Yield

6.11%

Verdict

Derived from HomePortfolio scores

Highfield House earns an INVESTIGATE rating with HP Score 58/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 5Bike 28

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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: the estimate sits 34% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +34.5% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10033097193· as of 13 Oct 2026
Rental economics6.5/40
gross yield 6.1%; range width penalty ×0.74; the estimate this rent rides on sits 34% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5600/mo (range 4950-6250)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -655/mo, -12% 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), 81 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
72 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

£852,500£1,265,000

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£1,100,000

At the asking price

Monthly rent£5,600/mo

Evidenced range £4,950-£6,250

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: £164/mo
Cash on cash: 0.5%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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 10033097193Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 5600/mo (range 4950-6250)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this homeRental 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

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 5600/mo (range 4950-6250)
Rental economics needs verification before you rely on it
sale estimate 34% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£1,679,000

Rent Estimate (pcm)£5,600

Gross Yield6.11%

1y Growth-

3y Growth-8.3%

5y Growth-4.0%

10y Growth+0.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SG11 1NJ

Approval Rate

-12mo

Development

low

3/25/1691/FUL
Demolition of existing dwelling and erection of one self build dwelling with attached garage and associated hard/soft landscaping.
Conditions
3/25/1590/HH
Erection of single storey rear extension and alteration to rear extension roof form.
Conditions
3/25/1588/FUL
Temporary residential use of existing ancillary building (Retrospective)
Pending

View Planning Timeline

Ownership

Corporate Ownership88.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,154

Population Density-

Owner Occupied83%

Age Distribution

0-15 17%16-64 63%65+ 20%

View Area Profile

Schools Nearby

Roger De Clare First CofE School
1.3 mi
Good
Ralph Sadleir School
1.3 mi
Requires improvementConcerns
St Thomas of Canterbury Catholic Primary School
1.8 mi
Good
Little Hadham Primary School
1.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

6 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Almond Bank Wellpond Green
-
£1.64M
-
Valentines Wellpond Green
-
£1.55M
-
Taradune Wellpond Green
-
£1.25M
-
Taradune Wellpond Green
-
£1.00M
-

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