7 Woodstock Road, Broxbourne, EN10 7NZ

UPRN:148024104Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: D (65)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,062,000

£1.01M - £1.11MHigh

Estimate

£1.06M

Range

£1.01M – £1.11M

Rent Estimate (pcm)

£3,800

£3k - £4k

Monthly

£3,800

Yield

3.65%

Verdict

Derived from HomePortfolio scores

7 Woodstock Road earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (49/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

49/ 100

Mixed

Transit & Bike

Transit 4Bike 46

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 -17.7% (HIGH), sold-comps -44.2%, £/sqft -44.3%] → 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 148024104· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 21.3%· as of 19 Oct 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.73
- valuation_snapshotsrent estimate 3800/mo (range 3350-4250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,610/mo, -69% 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: 0 price cut(s), 426 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
175 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,800/mo

Evidenced range £3,350-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,588/mo
Cash on cash: -4.3%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.90 - 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 148024104Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 21.3%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 3800/mo (range 3350-4250)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 3800/mo (range 3350-4250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 426 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. 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£1,062,000

Rent Estimate (pcm)£3,800

Gross Yield3.65%

1y Growth-

3y Growth-1.1%

5y Growth+0.5%

10y Growth+3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EN10 7NZ

Approval Rate

-12mo

Development

low

07/26/0843/HF
Loft conversion with rear dormer and 3 rooflights to front
Pending
07/26/0827/AC
Advertisement consent for one non-illuminated vinyl banner on fence
Pending
07/26/0811/DRC
Application for the approval of details reserved by condition no. 8 (Community Use Agreement) of planning ref. 07/23/0658/F (Installation of a 3G artificial grass pitch with perimeter fencing, acoustic fencing, hard standing areas, floodlighting, storage container and associated works)
Pending

View Planning Timeline