Arcadia, Keysers Road, Broxbourne, EN10 6RE

UPRN:10095533346Detached Property5 bedsBuilt 2025

FreeholdCouncil Tax: -EPC: B (84)

Arcadia, Keysers Road, Broxbourne, EN10 6RE

HP Score

Not available

Verdict

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

Evidence

13 of 21 sources

Sale Estimate

£1,251,000

£1.19M - £1.31MHigh

Estimate

£1.25M

Range

£1.19M – £1.31M

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

4.34%

Verdict

Derived from HomePortfolio scores

Arcadia earns an INVESTIGATE rating; it has no HP Score yet. Walkability is limited (36/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

No data

Investment Score

No data

Crime Score

No data

Walkability

36/ 100

Mixed

Transit & Bike

Transit 6Bike 45

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

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

Valuation edge0/15
claims [AVM +1.7% (HIGH)] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10095533346· as of 12 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.73
- valuation_snapshotsrent estimate 4450/mo (range 3950-5000)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,048/mo, -46% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 131 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 10 Nov 2026
Risk & liquidity5.6/15
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 sensitivity

£922,500£1,414,500

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£1,230,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £3,950-£5,000

Interest rate5.4%

Loan to value75%

Cash required: £437,050
Net cash flow: -£1,070/mo
Cash on cash: -2.9%
Score at this price: 6

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.07 - 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 10095533346Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 4450/mo (range 3950-5000)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 4450/mo (range 3950-5000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 131 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. 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£1,251,000

Rent Estimate (pcm)£4,450

Gross Yield4.34%

1y Growth-

3y Growth-

5y Growth-

10y Growth-

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceUnknown
RadonUnknown
MiningUnknown
LandslideUnknown
Air QualityUnknown
NoiseUnknown

View Full Risk Report

Planning Activity

Recent Apps

-EN10 6RE

Approval Rate

-12mo

Development

07/26/0832/F
Erection of 1no. three-storey, four bedroom detached dwellinghouse
Pending
07/26/0827/AC
Advertisement consent for one non-illuminated vinyl banner on fence
Pending
EPF/1993/26
T56 - 1x Salix sp. / Willow sp - Lift low canopy – Pedestrian clearance. Specification: to 3m over footpath. Remove self-set Ash at base as well. T59 - 1x Fraxinus excelsior / Ash - Deadwood – Remove. Specification: Over footpath side, all deadwood over 30mm in diameter or 1m in length. T61 - 1x Fraxinus excelsior / Ash - Lift low canopy – Pedestrian clearance. Specification: to 3m over footpath. Remove epicormic stem at base on footpath side as well, aiding canopy lift works.
Rejected

View Planning Timeline

Ownership

Corporate Ownership-
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,171

Population Density-

Owner Occupied-

Age Distribution

View Area Profile

Schools Nearby

Broxbourne CofE Primary School
0.3 mi
Outstanding
Wormley CofE Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Broxbourne School
0.6 mi
OutstandingImproving
St Cross Catholic Primary School
1.0 mi
Inspected as St Cross Catholic Primary School (URN 117483) on 5 Jun 2019

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Tanglewood Keysers Road
-
£720k
-
Denlea Keysers Road
-
£565k
-
Denlea Keysers Road
-
£459k
-
Achray Hipsburn Farm Cottages
-
£300k
-

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