33 Watercress Road, Cheshunt, Waltham Cross, EN7 6XJ

UPRN:148037920Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band FEPC: C (69)

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

33 Watercress Road, Cheshunt, Waltham Cross, EN7 6XJ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£635,000

£603k - £666kHigh

Estimate

£635k

Range

£603k – £666k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

4.90%

Verdict

Derived from HomePortfolio scores

33 Watercress Road earns an INVESTIGATE rating with HP Score 66/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (17/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

17/ 100

Low

Transit & Bike

Transit 8Bike 27

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - 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£636,950

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,350-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £214,233
Net cash flow: -£350/mo
Cash on cash: -2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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£635,000

Rent Estimate (pcm)£2,600

Gross Yield4.90%

1y Growth-

3y Growth-2.8%

5y Growth+1.9%

10y Growth+3.0%

Last Sold Price£380,000 (2013-10-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EN7 6XJ

Approval Rate

-12mo

Development

low

07/26/0852/DRC
Application for the approval of details reserved by conditions no. 3 (Construction Management Statement), 4 (Landscaping Scheme) and the submission of Biodiversity Gain Plan in accordance with Biodiversity Statuory Requirement of planning ref. 07/26/0006/F (Construction of a new 3 bedroom dwelling)
Pending
07/26/0845/F
Retrospective planning permission for the change of use of adjoining amenity land to residential garden and retention of the existing brick boundary wall and pillars together with the proposed installation of metal railings and an electric sliding access gate
Pending
07/26/0841/LDP
Certificate of lawfulness for a proposed loft conversion with partial hip to gable roof extension rear dormer extension and 3No. front rooflights
Pending

View Planning Timeline

Ownership

Corporate Ownership83.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-10-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,283

Population Density2,805 /km²

Owner Occupied86%

Age Distribution

0-15 19%16-64 70%65+ 11%

View Area Profile

Schools Nearby

Goffs Oak Primary & Nursery School
0.8 mi
Good
Fairfields Primary School and Nursery
1.0 mi
Good
Flamstead End School
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Woodside Primary School
1.1 mi
Inspected as Woodside Primary School (URN 117321) on 8 Jan 2019

6 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

35 Watercress Road
-
£635k
-
21 Watercress Road
-
£628k
-
19 Watercress Road
-
£590k
-
25 Watercress Road
-
£545k
-

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