Flat 2, 888 High Road, Romford, RM6 4HU

UPRN:10093040519Flat/MaisonetteBeds -Built 2022

LeaseholdCouncil Tax: Band CEPC: B (82)

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

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

£333,000

£267k - £400kLow

Estimate

£333k

Range

£267k – £400k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

6.40%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 70/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is elevated. 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)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

70/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

75/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 29Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 -0.8%, £/sqft -0.9%] → 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 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.1%· as of 19 Oct 2026
Rental economics11.2/40
gross yield 6.4%; range width penalty ×1.00
- valuation_snapshotsrent estimate 2000/mo (range 1900-2100)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -242/mo, -12% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 27 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 4 Nov 2026
Risk & liquidity9.3/15
198 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

£281,000£431,000

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£375,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,900-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: £119/mo
Cash on cash: 1.2%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.1%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 2000/mo (range 1900-2100)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 2000/mo (range 1900-2100)
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£333,000

Rent Estimate (pcm)£2,000

Gross Yield6.40%

1y Growth-

3y Growth+1.9%

5y Growth+2.9%

10y Growth+3.3%

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

1RM6 4HU

Approval Rate

-12mo

Development

low

2857/26
Single storey front extension. (summary)
Pending
2839/26
Change of use from a single dwelling house (C3(a)) into Supported Living Accommodation (C3(b)) for up to four adults. (Summary).
Pending
2831/26
Detached rear outbuilding. (Summary).
Approved

View Planning Timeline

Ownership

Corporate Ownership58.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
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£37,190

Population Density13,159 /km²

Owner Occupied33%

Age Distribution

0-15 30%16-64 65%65+ 5%

View Area Profile

Schools Nearby

Barley Lane Primary School
0.2 mi
-
Chadwell Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Chadwell Heath Academy
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Mayfield School
0.3 mi
Good

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

View All Schools

Comparables

View All

910 High Road
-
£210k
-
908 High Road
-
£198k
-
888 High Road
-
£300k
-
888 High Road
-
£310k
-

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