22 Edward Close, Goffs Oak, Waltham Cross, EN7 5FD

UPRN:148049084Detached House4 bedsBuilt 2020

FreeholdCouncil Tax: Band GEPC: B (86)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

22 Edward Close, Goffs Oak, Waltham Cross, EN7 5FD

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

22 Edward Close earns an INVESTIGATE rating with HP Score 80/100. Crime intensity is very low. Walkability is limited (40/100). 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 coverageHM 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

80/ 100

Strong

Investment Score

No data

Crime Score

7/ 100

Low

Walkability

40/ 100

Mixed

Transit & Bike

Transit 10Bike 25

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [sold-comps +0.0%, £/sqft -0.0%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (no market estimate available)
no market estimate available · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.7%· as of 21 Oct 2026
Risk & liquidity9/15
201 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.7%Valuation edge · as of 21 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. 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.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-2.8%

5y Growth+1.9%

10y Growth+3.0%

Last Sold Price£1,090,000 (2021-10-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1EN7 5FD

Approval Rate

-12mo

Development

low

07/26/0859/HF
Erection of garage to replace existing outbuildings and part single storey, part two storey infill extension
Pending
07/26/0846/HF
Part single and part two storey extension to the front side and rear together with associated roof alterations
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 Change2021-10-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,283

Population Density-

Owner Occupied92%

Age Distribution

0-15 15%16-64 58%65+ 27%

View Area Profile

Schools Nearby

Goffs Oak Primary & Nursery School
0.2 mi
Good
Woodside Primary School
0.4 mi
Inspected as Woodside Primary School (URN 117321) on 8 Jan 2019
Cuffley School
0.8 mi
GoodImproving
Ponsbourne St Mary's Church of England Primary School
1.5 mi
Good

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

View All Schools

Comparables

View All

15 Edward Close
-
£1.02M
-
3 Edward Close
-
£900k
-
9 Edward Close
-
£1.20M
-
16 Edward Close
-
£1.16M
-

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