29 Westfield Road, Hoddesdon, EN11 8RB

UPRN:148025240Semi-Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band DEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£463,000

£440k - £486kHigh

Estimate

£463k

Range

£440k – £486k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

4.39%

Verdict

Derived from HomePortfolio scores

29 Westfield Road earns an INVESTIGATE rating with HP Score 65/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (56/100). 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

65/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

38/ 100

Elevated

Walkability

56/ 100

Moderate

Transit & Bike

Transit 10Bike 54

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£465,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £154,050
Net cash flow: -£392/mo
Cash on cash: -3.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£463,000

Rent Estimate (pcm)£1,700

Gross Yield4.39%

1y Growth-

3y Growth-2.7%

5y Growth+0.9%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2EN11 8RB

Approval Rate

-12mo

Development

low

07/26/0861/HF
Single storey rear extension
Pending
07/26/0844/LB
Listed Building consent for installation of defibrillator and bleed kit cabinet to rear external wall
Pending
07/26/0834/TW
Lime tree located between 15 & 17 Westhill Road at front of property. - Reduce branches to allow access into property, and reduce branches impacting on telephone cables above.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,283

Population Density-

Owner Occupied65%

Age Distribution

0-15 22%16-64 65%65+ 13%

View Area Profile

Schools Nearby

High Leigh Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Catherine's Hoddesdon CofE Primary School
0.5 mi
GoodConcerns
Rivers Education Support Centre
0.6 mi
Good
Roselands Primary School
0.7 mi
Inspected as Roselands Primary School (URN 117338) on 27 Feb 2014

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

View All Schools

Comparables

View All

27 Westfield Road
-
£575k
-
25 Westfield Road
-
£428k
-
30 Westfield Road
-
£465k
-
17 Westfield Road
-
£463k
-

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