Ground Floor, 686 High Road, Buckhurst Hill, IG9 5HN

UPRN:10034918382Converted Flat1 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Ground Floor, 686 High Road, Buckhurst Hill, IG9 5HN

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£342,000

£274k - £411kLow

Estimate

£342k

Range

£274k – £411k

Rent Estimate (pcm)

£1,350

£1k - £2k

Monthly

£1,350

Yield

4.63%

Verdict

Derived from HomePortfolio scores

Ground Floor earns an INVESTIGATE rating with HP Score 86/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (93/100). 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)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

86/ 100

Strong

Investment Score

70/ 100

High

Crime Score

13/ 100

Low

Walkability

93/ 100

Excellent

Transit & Bike

Transit 25Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 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 [sold-comps -5.1%, £/sqft -5.1%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 11.6%· as of 10 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.83
- valuation_snapshotsrent estimate 1350/mo (range 1250-1500)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -614/mo, -46% 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 10 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity9.2/15
130 sales/12mo in area; valuation range width 40%
- 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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£247/mo
Cash on cash: -2.6%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - 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

property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 11.6%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1500)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
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 1350/mo (range 1250-1500)
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. 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£342,000

Rent Estimate (pcm)£1,350

Gross Yield4.63%

1y Growth-26.3%

3y Growth+4.0%

5y Growth+1.8%

10y Growth+2.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IG9 5HN

Approval Rate

-12mo

Development

low

2526/23/02
Non-material amendment to approved permission 2526/23: amend the window and door frames material from timber to uPVC with a timber-effect finish. (Summary).
Pending
EPF/2091/26
TPO/EPF/08/22 (Ref: T23, T24, T25, T26, T27) T1-T4: Cedar - Crown lift by up to 6m from ground, as specified. T5: Sycamore - Crown lift by up to 3m from ground, as specified. NB: The permitted specification of works is detailed in the conditions below.
Pending
2853/26
T1 (London Plain) - Reduce crown by 3-4m. Crown lift up to 3m and remove any major dead wood (summary)
Pending

View Planning Timeline