Flat 24, Queens Moat House, 22 St Edwards Way, Romford, RM1 4DD

UPRN:10091580974Converted Flat1 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 24, Queens Moat House, 22 St Edwards Way, Romford, RM1 4DD

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£231,000

£220k - £243kHigh

Estimate

£231k

Range

£220k – £243k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

8.00%

Verdict

Derived from HomePortfolio scores

Flat 24 earns an INVESTIGATE rating with HP Score 66/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (94/100). 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

HP Score

66/ 100

Mixed

Investment Score

78/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 62Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 5 Nov 2026

Fewer independent sources agree, or a component could not be scored.

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 edge2.5/15
claims [AVM +9.1% (HIGH), sold-comps +23.6%, £/sqft +23.7%] → measured edge +0.50pp 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 13 Oct 2026
- valuation_snapshotsestimate for 10091580974· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.8%· as of 17 Oct 2026
Rental economics23.7/40
gross yield 8.0%; range width penalty ×0.99
- valuation_snapshotsrent estimate 1400/mo (range 1350-1500)· as of 13 Oct 2026· verify before relying on this
Stress margin0.9/30
stressed cash flow +13/mo, +1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 176 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 & liquidity14.6/15
265 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 sensitivityScores 70+ up to £168,000

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,350-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £260/mo
Cash on cash: 4.7%
Score at this price: 42

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.98 - 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 10091580974Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.8%Valuation edge · as of 17 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1350-1500)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1400/mo (range 1350-1500)
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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £168,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£231,000

Rent Estimate (pcm)£1,400

Gross Yield8.00%

1y Growth+8.0%

3y Growth+4.8%

5y Growth+6.3%

10y Growth+5.4%

Last Sold Price£225,000 (2022-11-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1RM1 4DD

Approval Rate

-12mo

Development

low

Q0233.26
Discharge of condition 4 of P0553.26
Pending
P1232.26
Change of use of HMO to four flats (1 No. x 3 bedroom, 1 No. x 2 bedroom & 2 No. x 1 bedroom) involving a hip to gable loft conversion with front and rear dormers, part single, part two storey rear extension and alterations to fenestration with private amenity spaces, on-site parking, cycle and bin storage.
Pending
Y0243.26
Single storey rear extension with an overall depth of 6m, a maximum height of 3.20m, and an eaves height of 3m. (PRIOR APPROVAL)
Pending

View Planning Timeline

Ownership

Corporate Ownership43.7%
Overseas OwnershipNo
Lease Term Remaining117 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-11-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,726

Population Density4,446 /km²

Owner Occupied59%

Age Distribution

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

View Area Profile

Schools Nearby

The Mawney Foundation School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Edward's Church of England Voluntary Aided Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Peter's Catholic Primary School
0.3 mi
Good
Bep Academy
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

6A St Edwards Way
-
£163k
-
Queens Moat House 22 St Edwards Way
-
£250k
-
14A St Edwards Way
-
£279k
-
Queens Moat House, 22 St Edwards Way
-
£245k
-

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