Riverside Barn, Poppy Hill, Henlow, SG16 6BZ

UPRN:10096474301Detached BungalowBeds -Built 2023

FreeholdCouncil Tax: Band GEPC: C (71)

Data freshness:Listing· freshPlanning· 5mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Riverside Barn, Poppy Hill, Henlow, SG16 6BZ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£744,000

£595k - £892kLow

Estimate

£744k

Range

£595k – £892k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

1.42%

Verdict

Derived from HomePortfolio scores

Riverside Barn earns an INVESTIGATE rating with HP Score 63/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (9/100). 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)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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

9/ 100

Low

Transit & Bike

Transit 6Bike 36

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 1.4%; range width penalty ×0.65
- valuation_snapshotsrent estimate 2000/mo (range 1750-2300)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -5,811/mo, -291% 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 12 Nov 2026
Risk & liquidity9.3/15
86 sales/12mo in area; 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£1,695,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,750-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £626,950
Net cash flow: -£4,336/mo
Cash on cash: -8.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.35 - 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 2000/mo (range 1750-2300)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 2000/mo (range 1750-2300)

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£744,000

Rent Estimate (pcm)£2,000

Gross Yield1.42%

1y Growth+6.0%

3y Growth-3.6%

5y Growth-0.8%

10y Growth+1.3%

Last Sold Price£715,000 (2023-10-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0SG16 6BZ

Approval Rate

-12mo

Development

low

CB/26/03277/PIP
Permission in Principle: For a development of 9 dwellings
Pending
CB/26/03236/FULL
Two storey, part single storey, side, and rear extension. Extension to rear dormer, new rooflights and rear and side solar panels. Recladding to dormer windows, porch recess, and rear garage wall. Change to fenestrations and removal of chimneys
Pending
CB/26/02776/LB
Listed Building: Two storey extension to Henlow Grange with a glazed link
Pending

View Planning Timeline

Ownership

Corporate Ownership90.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-10-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,622

Population Density305 /km²

Owner Occupied82%

Age Distribution

0-15 19%16-64 61%65+ 20%

View Area Profile

Schools Nearby

Henlow Church of England Academy
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Raynsford Church of England Academy
0.3 mi
Inspected as Raynsford VC Lower School (URN 109601) on 6 Feb 2007
Clifton All Saints Academy
0.9 mi
Good
Samuel Whitbread Academy
1.6 mi
Good

7 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Riverside Barn Poppy Hill
-
£715k
-
Garden House Poppy Hill
-
£1.11M
-
Garden House Poppy Hill
-
£660k
-
Poppy Hill Farm House Poppy Hill
-
£155k
-

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