8 Blackthorn Road, Ilford, IG1 2LB

UPRN:10034913043Semi-Detached House3 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band DEPC: C (79)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£463,000

£440k - £486kHigh

Estimate

£463k

Range

£440k – £486k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

6.92%

Verdict

Derived from HomePortfolio scores

8 Blackthorn Road earns an INVESTIGATE rating with HP Score 68/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (63/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

68/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

41/ 100

Elevated

Walkability

63/ 100

Moderate

Transit & Bike

Transit 39Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 Nov 2026

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

Valuation edge1/15
claims [AVM +8.2% (HIGH), sold-comps +1.2%, £/sqft +1.2%] → measured edge +0.19pp 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 12 Oct 2026
- valuation_snapshotsestimate for 10034913043· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%· as of 1 Nov 2026
Rental economics5.2/40
gross yield 5.6% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 2000/mo (tenanted)· as of 3 Nov 2026
Stress margin0/30
stressed cash flow -453/mo, -23% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 112 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 3 Nov 2026
Risk & liquidity14.7/15
253 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,300-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: £262/mo
Cash on cash: 2.2%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.71 - 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 10034913043Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%Valuation edge · as of 1 Nov 2026
listing_factscontractual rent 2000/mo (tenanted)Rental economics · as of 3 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligence

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Seller motivation could not be scored
context, not scored: 0 price cut(s), 112 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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.
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£463,000

Rent Estimate (pcm)£2,450

Gross Yield6.92%

1y Growth-

3y Growth+0.2%

5y Growth+3.8%

10y Growth+3.3%

Last Sold Price£357,000 (2020-02-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IG1 2LB

Approval Rate

-12mo

Development

low

1084/26/02
Discharge of conditions for approved permission 1084/26: Land Contaminaton (Condition 4a). (Summary).
Pending
2808/26
Loft conversion with rear and side dormers. Two front rooflights. (summary)
Pending
2823/26
Conversion of garage into a habitable room. Replace garage door with a window. Single storey side / rear extension. (Summary).
Pending

View Planning Timeline

Ownership

Corporate Ownership59%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-02-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density-

Owner Occupied19%

Age Distribution

0-15 25%16-64 66%65+ 9%

View Area Profile

Schools Nearby

Woodlands Primary School
0.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Loxford School
0.2 mi
Outstanding
Al Madina School for Girls
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Gordon Primary School
0.5 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 Blackthorn Road
-
£410k
-
8 Blackthorn Road
-
£357k
-
20 Blackthorn Road
-
£355k
-
28 Blackthorn Road
-
£321k
-

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