10 Edinburgh House, 82–90 London Road, St. Albans, AL1 1TR

UPRN:10093185752Converted Flat1 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band CEPC: B (84)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

10 Edinburgh House, 82–90 London Road, St. Albans, AL1 1TR

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£379,000

£341k - £417kMedium

Estimate

£379k

Range

£341k – £417k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

6.36%

Verdict

Derived from HomePortfolio scores

10 Edinburgh House earns an INVESTIGATE rating with HP Score 80/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (97/100). 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

80/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

38/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 37Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 2 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 edge2.5/15
claims [AVM +12.9% (MEDIUM), sold-comps +16.7%, £/sqft +16.6%] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10093185752· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.9%· as of 1 Nov 2026
Rental economics10/40
gross yield 6.4%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1750/mo (range 1600-1850)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -236/mo, -13% 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 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 30 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 2 Nov 2026
Risk & liquidity12.8/15
383 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

£247,500£379,500

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£330,000

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,600-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £106,800
Net cash flow: £98/mo
Cash on cash: 1.1%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.57 - 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 10093185752Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.9%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1750/mo (range 1600-1850)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 1750/mo (range 1600-1850)
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. 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.
3. 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£379,000

Rent Estimate (pcm)£1,750

Gross Yield6.36%

1y Growth-

3y Growth+0.3%

5y Growth+1.2%

10y Growth+2.0%

Last Sold Price£327,500 (2020-11-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0AL1 1TR

Approval Rate

-12mo

Development

low

5/2026/1784
Prior Approval - A non-domestic, flat roof-mounted solar PV installation. 916 modules are designed for the system. Each panel is rated at 455W, totalling a system size of 416.78kW
Pending
TP/2026/0498
To reduce the Beech tree in our back garden by approximately 20%
Pending
TP/2026/0484
Sycamore tree, trimming and cutting back to reduce damage to neighbour property and garden and fence. tree is in the back garden, it is the only large tree.
Pending

View Planning Timeline

Ownership

Corporate Ownership46.5%
Overseas OwnershipNo
Lease Term Remaining114 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-11-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,543

Population Density11,159 /km²

Owner Occupied61%

Age Distribution

0-15 17%16-64 75%65+ 8%

View Area Profile

Schools Nearby

St Albans Independent College
0.2 mi
Good
The Abbey Church of England Voluntary Aided Primary School, St Albans
0.3 mi
Good
St Peter's School
0.3 mi
Good
Alban City School
0.3 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

82 - 90 London Road
-
£445k
-
82 - 90 London Road
-
£490k
-
82 - 90 London Road
-
£462k
-
82 - 90 London Road
-
£439k
-

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