Flat 19, Sandridge House, 4 Gibbs Close, Harpenden, AL5 1FA

UPRN:10093187607Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band FEPC: B (84)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 19, Sandridge House, 4 Gibbs Close, Harpenden, AL5 1FA

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£691,000

£622k - £760kMedium

Estimate

£691k

Range

£622k – £760k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

4.72%

Verdict

Derived from HomePortfolio scores

Flat 19 earns an INVESTIGATE rating with HP Score 69/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (83/100). 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 NationsMarket 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

69/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

68/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 27Bike 60

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.6/15
claims [AVM -12.2% (MEDIUM), sold-comps -39.6%, £/sqft -39.6%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 10093187607· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.5%· as of 27 Oct 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.87
- valuation_snapshotsrent estimate 3050/mo (range 2800-3300)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,158/mo, -38% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 63 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 3 Nov 2026
Risk & liquidity12.8/15
303 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

£581,000£891,000

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£775,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,800-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £262,550
Net cash flow: -£504/mo
Cash on cash: -2.3%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.17 - below 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 10093187607Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.5%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 3050/mo (range 2800-3300)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 3050/mo (range 2800-3300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 63 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£691,000

Rent Estimate (pcm)£3,050

Gross Yield4.72%

1y Growth-8.2%

3y Growth-1.1%

5y Growth+2.0%

10y Growth+2.8%

Last Sold Price£640,000 (2020-11-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0AL5 1FA

Approval Rate

-12mo

Development

low

TP/2026/0505
T1 - Ash - Cut back lateral growth overhanging shed T2 - Beech - Cut back lateral growth towards house. These tree works are required to maintain the size and health of the trees and to provide more light into the garden, also to stop potential future d
Pending
TP/2026/0477
11A Salisbury Avenue Harpenden Hertfordshire Al5 2Qf T1 - 1 x Overgrown Cotoneaster / Himalayan tree.Pollard to height of first branch break.
Pending
TP/2026/0494
T2 Beech - Crown reduction by 2-3m approx (primary cuts) and thin canopy by 15-20% G1 Cypress - Fell T3 Silver Birch - Crown reduction by 2-3m approx (primary cuts)
Pending

View Planning Timeline

Ownership

Corporate Ownership54.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-11-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

25 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,543

Population Density1,537 /km²

Owner Occupied55%

Age Distribution

0-15 15%16-64 58%65+ 27%

View Area Profile

Schools Nearby

St Dominic Catholic Primary School
0.1 mi
Inspected as St Dominic Catholic Primary School (URN 117478) on 22 Nov 2023
Harpenden Academy
0.1 mi
Inspected as Harpenden Free School (URN 138561) on 3 May 2016
St Nicholas CofE VA Primary School
0.3 mi
Good
Crabtree Infants' School
0.5 mi
Outstanding

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

View All Schools

Comparables

View All

10 Gibbs Close
-
£1.24M
-
Sandridge House, 4 Gibbs Close
-
£870k
-
2 Gibbs Close
-
£1.32M
-
3 Gibbs Close
-
£950k
-

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