Apartment 11, Key House, 12 Branfill Road, Upminster, RM14 2SQ

UPRN:10070706756Flat/Maisonette2 bedsBuilt 2007-2011

Tenure: -Council Tax: Band DEPC: C (80)

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

Apartment 11, Key House, 12 Branfill Road, Upminster, RM14 2SQ

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£441,000

£397k - £485kMedium

Estimate

£441k

Range

£397k – £485k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

5.66%

Verdict

Derived from HomePortfolio scores

Apartment 11 earns an INVESTIGATE rating with HP Score 73/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (83/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

57/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 72Bike 54

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 21% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +20.6% (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 10070706756· as of 13 Oct 2026
Rental economics4.4/40
gross yield 5.7%; range width penalty ×0.84; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1650/mo (range 1500-1800)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% 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 -627/mo, -38% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 75 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
254 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

£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£1,650/mo

Evidenced range £1,500-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£39/mo
Cash on cash: -0.4%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - 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 10070706756Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1500-1800)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 1650/mo (range 1500-1800)
Rental economics needs verification before you rely on it
sale estimate 21% 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£441,000

Rent Estimate (pcm)£1,650

Gross Yield5.66%

1y Growth-

3y Growth-1.5%

5y Growth-0.4%

10y Growth+1.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RM14 2SQ

Approval Rate

-12mo

Development

low

P1239.26
Single storey rear extension
Pending
P1238.26
Erection of a single-storey detached outbuilding for use as a home gym, fitness suite and incidental leisure space
Pending
P1199.26
Single storey rear extension, roof alterations including extension of the front gable, extension of existing side dormer, and alterations to fenestration.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.8%
Overseas OwnershipNo
Lease Term Remaining106 yrs
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,726

Population Density-

Owner Occupied64%

Age Distribution

0-15 18%16-64 62%65+ 20%

View Area Profile

Schools Nearby

St Joseph's Catholic Primary School
0.2 mi
Good
Upminster Infant School
0.2 mi
Good
Upminster Junior School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sacred Heart of Mary Girls' School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Key House, 12 Branfill Road
-
£730k
-
Key House, 12 Branfill Road
-
£370k
-
Key House, 12 Branfill Road
-
£360k
-
Key House, 12 Branfill Road
-
£365k
-

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