15 The Cedars, Buckhurst Hill, IG9 5TS

UPRN:200001058304Purpose Built Flat2 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band CEPC: D (64)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£383,000

£364k - £402kHigh

Estimate

£383k

Range

£364k – £402k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

4.65%

Verdict

Derived from HomePortfolio scores

15 The Cedars earns an INVESTIGATE rating with HP Score 72/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (36/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

36/ 100

Mixed

Transit & Bike

Transit 14Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 Nov 2026

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

Valuation edge2.5/15
claims [AVM -4.4% (HIGH), sold-comps +33.0%, £/sqft +33.0%] → measured edge +0.50pp 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 200001058304· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.81
- valuation_snapshotsrent estimate 1550/mo (range 1400-1700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -680/mo, -44% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 54 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 3 Nov 2026
Risk & liquidity14.7/15
130 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,400-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£277/mo
Cash on cash: -2.5%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.15 - 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 200001058304Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1550/mo (range 1400-1700)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1550/mo (range 1400-1700)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 54 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 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£383,000

Rent Estimate (pcm)£1,550

Gross Yield4.65%

1y Growth-

3y Growth+4.0%

5y Growth+1.8%

10y Growth+2.6%

Last Sold Price£237,000 (2012-02-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IG9 5TS

Approval Rate

-12mo

Development

low

2765/26
TPO 07/93 - T1 (Sycamore) - fell. (Summary).
Pending
EPF/1948/26
St John's Conservation Area T1: Oak - Fell leaving a high stump for habitat. T2: Sycamore - Fell leaving a high stump for habitat. G1: Mixed group of Holly, Yew, Sycamore and Oak - Thin out holly and yew trees to allow access to fell T1 & T2 and to allow more light to woodland floor and space for mature trees to grow.
Approved
13/26
T1 (Holm Oak)
Pending

View Planning Timeline

Ownership

Corporate Ownership54.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2012-02-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,171

Population Density3,142 /km²

Owner Occupied74%

Age Distribution

0-15 20%16-64 63%65+ 17%

View Area Profile

Schools Nearby

St John's Church of England Voluntary Controlled Primary School, Buckhurst Hill
0.4 mi
Good
Loyola Preparatory School
0.5 mi
Inspected by ISI
Heathcote School & Science College
0.6 mi
Good
Daiglen School
0.6 mi
Inspected by ISI

6 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

21 The Cedars
-
£405k
-
11 The Cedars
-
£560k
-
1 The Cedars
-
£550k
-
17 The Cedars
-
£370k
-

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