13 Hillrise Road, Romford, RM5 3BG
UPRN:10070706566Converted Flat1 bedsBuilt 1950-1966
LeaseholdCouncil Tax: Band BEPC: C (69)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:37:05.962028+00:00)Ownership· freshOwnership: fresh, refreshed 5d ago (2026-11-10T17:30:38.357284+00:00)EPC· 5mo agoEPC: stale, refreshed 5mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 4d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
68
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
20 of 21 sourcesSale Estimate
£250,000
£237k - £262kHigh
Estimate
£250k
Range
£237k – £262k
Rent Estimate (pcm)
£1,150
£1k - £1k
Monthly
£1,150
Yield
5.52%
Verdict
Derived from HomePortfolio scores
13 Hillrise Road earns an INVESTIGATE rating with HP Score 68/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (54/100). 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
68
HP Score
68/ 100
Mixed
56
Investment Score
56/ 100
Moderate
20
Crime Score
20/ 100
Moderate
54
Walkability
54/ 100
Moderate
Transit & Bike
Transit 39Bike 34
Walk Score, out of 100
Valuation & Market
Sale Estimate£250,000
Rent Estimate (pcm)£1,150
Gross Yield5.52%
1y Growth-
3y Growth+0.0%
5y Growth+2.3%
10y Growth+2.5%
Last Sold Price£170,000 (2016-11-23)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0RM5 3BG
Approval Rate
-12mo
Development
low
- PendingY0248.26Single storey rear extension with an overall depth of 6m, a maximum height of 3m, and an eaves height of 2.80m. (PRIOR APPROVAL)
- PendingP1222.26Retrospective planning application to retain kitchenette within existing outbuilding for use as a granny annex ancillary to main dwelling
- PendingP1186.26Construction of a two-storey rear extension
Ownership
- Corporate Ownership69.3%
- Overseas OwnershipNo
- Lease Term Remaining999+ yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2016-11-23
- SourceLand Registry
Connectivity
Broadband (Standard)
4 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£40,726
Population Density10,273 /km²
Owner Occupied41%
Age Distribution
0-15 27%16-64 62%65+ 11%
Schools Nearby
- Clockhouse Primary School0.3 miOutstandingImproving
- Oasis Academy Pinewood0.4 miReport card2026
Ofsted no longer awards a single overall grade.
- Inspected by ISIImmanuel School0.5 mi
- Bower Park Academy0.6 miGood
2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 8 Hillrise Road-£172k-
- 13 Hillrise Road-£235k-
- 8 Hillrise Road-£175k-
- 14 Hillrise Road-£240k-