83 Blindmans Lane, Cheshunt, Waltham Cross, EN8 9DN

UPRN:148008328Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: C (71)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

83 Blindmans Lane, Cheshunt, Waltham Cross, EN8 9DN

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£950,000

£902k - £997kHigh

Estimate

£950k

Range

£902k – £997k

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

4.55%

Verdict

Derived from HomePortfolio scores

83 Blindmans Lane earns an INVESTIGATE rating with HP Score 83/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (83/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

83/ 100

High

Transit & Bike

Transit 19Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge-1.6/15
claims [AVM -15.3% (HIGH), sold-comps -81.3%, £/sqft -81.3%] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 148008328· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.8%· as of 4 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.84
- valuation_snapshotsrent estimate 4150/mo (range 3800-4550)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,699/mo, -41% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 403 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 30 Oct 2026
Risk & liquidity14.6/15
316 sales/12mo in area; 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

£821,000£1,259,000

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£1,095,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,800-£4,550

Interest rate5.4%

Loan to value75%

Cash required: £383,050
Net cash flow: -£823/mo
Cash on cash: -2.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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 148008328Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.8%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 4150/mo (range 3800-4550)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 4150/mo (range 3800-4550)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 403 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£950,000

Rent Estimate (pcm)£4,150

Gross Yield4.55%

1y Growth-

3y Growth+1.8%

5y Growth+2.4%

10y Growth+3.6%

Last Sold Price£625,000 (2016-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0EN8 9DN

Approval Rate

-12mo

Development

low

07/26/0853/HF
Single storey rear extension
Pending
07/26/0840/F
Retrospective change of use of garage as a beauticians
Pending
07/26/0830/HF
Single storey side extension
Pending

View Planning Timeline

Ownership

Corporate Ownership57.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,283

Population Density-

Owner Occupied87%

Age Distribution

0-15 20%16-64 62%65+ 18%

View Area Profile

Schools Nearby

Burleigh Primary School
0.1 mi
Good
Arlesdene Nursery School and Pre-School
0.2 mi
Outstanding
Millbrook School
0.3 mi
Requires improvement
Dewhurst St Mary CofE Primary School
0.3 mi
Good

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

View All Schools

Comparables

View All

130 Blindmans Lane
-
£485k
-
101 Blindmans Lane
-
£313k
-
111 Blindmans Lane
-
£590k
-
69 Blindmans Lane
-
£525k
-

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