56 Neatby Court, Coopers Walk, Cheshunt, Waltham Cross, EN8 0SL

UPRN:148011465Purpose Built Flat2 bedsBuilt 1967-1975

Tenure: -Council Tax: Band CEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

56 Neatby Court, Coopers Walk, Cheshunt, Waltham Cross, EN8 0SL

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£233,000

£209k - £256kMedium

Estimate

£233k

Range

£209k – £256k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

5.89%

Verdict

Derived from HomePortfolio scores

56 Neatby Court earns an INVESTIGATE rating with HP Score 76/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (79/100). 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 SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

79/ 100

High

Transit & Bike

Transit 13Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 9 Nov 2026

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

Valuation edge1.9/15
claims [AVM -18.0% (MEDIUM), sold-comps +10.1%, £/sqft +10.3%] → measured edge +0.38pp 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 12 Oct 2026
- valuation_snapshotsestimate for 148011465· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.1%· as of 1 Nov 2026
Rental economics7/40
gross yield 5.9%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1350/mo (range 1250-1400)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -406/mo, -30% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 42 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 9 Nov 2026
Risk & liquidity12.8/15
316 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

£206,000£316,000

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£275,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £87,550
Net cash flow: £6/mo
Cash on cash: 0.1%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.45 - clears 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 148011465Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1400)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 1350/mo (range 1250-1400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 42 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£233,000

Rent Estimate (pcm)£1,350

Gross Yield5.89%

1y Growth-

3y Growth+1.8%

5y Growth+2.4%

10y Growth+3.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0EN8 0SL

Approval Rate

-12mo

Development

low

07/26/0862/AC
Advertisement consent for the installation of internally illuminated lettering above entrance, internally illuminated fascia sign, internally illuminated shopfront lighting and 1no. LED digital screen
Pending
07/26/0863/HF
Retrospective conversion of garage to habitable room and extension of front porch
Pending
07/26/0847/HF
Erection of front boundary wall and associated works
Pending

View Planning Timeline

Ownership

Corporate Ownership57.9%
Overseas OwnershipNo
Lease Term Remaining118 yrs
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,283

Population Density7,907 /km²

Owner Occupied58%

Age Distribution

0-15 20%16-64 59%65+ 21%

View Area Profile

Schools Nearby

Brookland Junior School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Brookland Infant and Nursery School
0.4 mi
Good
Haileybury Turnford
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Churchfield Church of England Academy
0.4 mi
Inspected as Churchfield CofE VA Primary (URN 136024) on 9 Feb 2016

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

View All Schools

Comparables

View All

Neatby Court Coopers Walk
-
£250k
-
Neatby Court Coopers Walk
-
£195k
-
Neatby Court Coopers Walk
-
£210k
-
Neatby Court Coopers Walk
-
£123k
-

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