Willow Barn, Rose Hall, Shonks Mill Road, Navestock, Romford, RM4 1EU

UPRN:200000528799Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Willow Barn, Rose Hall, Shonks Mill Road, Navestock, Romford, RM4 1EU

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£1,746,000

£1.57M - £1.92MMedium

Estimate

£1.75M

Range

£1.57M – £1.92M

Rent Estimate (pcm)

£6,050

£5k - £7k

Monthly

£6,050

Yield

5.28%

Verdict

Derived from HomePortfolio scores

Willow Barn earns an INVESTIGATE rating with HP Score 51/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (3/100). 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 SourcesPortal 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

51/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

30/ 100

Moderate

Walkability

3/ 100

Low

Transit & Bike

Transit 29Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 Nov 2026

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

Check before relying on this score: the estimate sits 21% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +21.2% (MEDIUM)] → 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
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 200000528799· as of 13 Oct 2026
Rental economics1.7/40
gross yield 5.3%; range width penalty ×0.75; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 6050/mo (range 5350-6700)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,484/mo, -25% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 3 price cut(s), 136 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 5 Nov 2026
Risk & liquidity12.8/15
39 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

£1,031,000£1,581,000

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£1,375,000

At the asking price

Monthly rent£6,050/mo

Evidenced range £5,350-£6,700

Interest rate5.4%

Loan to value75%

Cash required: £495,050
Net cash flow: -£452/mo
Cash on cash: -1.1%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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 200000528799Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 6050/mo (range 5350-6700)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 6050/mo (range 5350-6700)
Rental economics needs verification before you rely on it
sale estimate 21% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
3 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,746,000

Rent Estimate (pcm)£6,050

Gross Yield5.28%

1y Growth-

3y Growth+7.1%

5y Growth+2.0%

10y Growth+3.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RM4 1EU

Approval Rate

-12mo

Development

low

26/00797/LBC
Installation of a replacement mains water supply to 2no. cottages and the decommissioning of a septic tank, and replacement with sewage treatment plant
Pending
22/01666/NON/2
Non-material amendment to application 22/01666/FUL (Creation of flood storage area on Land North of Shonks) for changes to the meadow seed mix, additional hedge planting and additional seeding and planting adjacent to watercourse
Approved
23/01511/COND/1
Discharge of conditions 3 (Details of water saving measures), 4 (Details of electric vehicle charging), 5 (Sustainable drainage), 7 (Details of boundary treatments), 8 (Details of waste and refuse storage), 9 (Details of curtilage), 10 (Landscaping scheme) and 12 (Details of lighting fixtures and fittings) of application 23/01511/FUL (Demolition of existing outbuilding and construction of new dwelling).
Approved

View Planning Timeline

Ownership

Corporate Ownership88.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,864

Population Density64 /km²

Owner Occupied78%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Bentley St Paul's Church of England Primary School
2.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kelvedon Hatch Community Primary School
2.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Stapleford Abbotts Primary Academy
2.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Chipping Ongar Primary School
2.8 mi
Good

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

View All Schools

Comparables

View All

Rose Hall Farm Shonks Mill Road
-
£920k
-
Brook Cottage Shonks Mill Road
-
£1.32M
-
Willow Bank Shonks Mill Road
-
£840k
-
Brook Cottage Shonks Mill Road
-
£795k
-

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