8 Reed Mews, Redbourn, AL3 7PR

UPRN:10096007231-Beds -Built -

Tenure: -Council Tax: -EPC: -

Data freshness:Planning· 1mo ago

HP Score

Not available

Verdict

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

Evidence

13 of 21 sources

Sale Estimate

£492,000

£393k - £590kLow

Estimate

£492k

Range

£393k – £590k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

3.59%

Verdict

Derived from HomePortfolio scores

8 Reed Mews earns an INVESTIGATE rating; it has no HP Score yet. Walkability is limited (64/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsMarket estimates (third-party AVM)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

No data

Investment Score

No data

Crime Score

No data

Walkability

64/ 100

Moderate

Transit & Bike

Transit 6Bike 43

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.6%; range width penalty ×0.80
- valuation_snapshotsrent estimate 1750/mo (range 1600-1950)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,312/mo, -75% 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 2 Nov 2026
Risk & liquidity0.2/15
valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£585,000

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,600-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £196,050
Net cash flow: -£763/mo
Cash on cash: -4.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - 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_snapshotsrent estimate 1750/mo (range 1600-1950)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
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1750/mo (range 1600-1950)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£492,000

Rent Estimate (pcm)£1,750

Gross Yield3.59%

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

-AL3 7PR

Approval Rate

-12mo

Development

5/2026/1727
Prior Notification - Single storey rear extension 3.4m in height x 4m in depth with 2.6m height to eaves
Pending
5/2026/1616
Discharge of Conditions 3 ( Construction Management Plan), 5 (Site Waste Management Plan), 7 (surface water management plan) and 8 (sustainable drainage scheme) of planning permission 5/2024/1710 dated 03/07/2025 for Demolition of existing gym buildin
Pending
5/2026/1534
Non Material Amendment - To vary some of the conditions to allow for a phased development of the site of planning permission 5/2024/0245 dated 19/01/2026 for First floor extension and creation of roof terrace, construction of new linked sports hall buildi
Pending

View Planning Timeline

Ownership

Corporate Ownership-
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
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£45,543

Population Density-

Owner Occupied-

Age Distribution

View Area Profile

Schools Nearby

St Luke's School
0.2 mi
Good
Redbourn Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Flamstead Village School
1.6 mi
Good
Roundwood Park School
1.6 mi
Outstanding

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

View All Schools

Comparables

View All

Orchard Farm, 105 Dunstable Road
-
£750k
-
103 Dunstable Road
-
£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