11 Haden Road, Cradley Heath, B64 6ER

UPRN:32015076Mid Terrace House2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band AEPC: C (69)

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

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

£169,000

£160k - £177kHigh

Estimate

£169k

Range

£160k – £177k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

9.82%

Verdict

Derived from HomePortfolio scores

11 Haden Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (83/100). 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 NationsMarket 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

77/ 100

Strong

Investment Score

76/ 100

High

Crime Score

33/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 62Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 3 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +2.4% (HIGH), sold-comps +24.3%, £/sqft +24.5%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 32015076· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.9%· as of 19 Oct 2026
Rental economics38.5/40
gross yield 9.8%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1350/mo (range 1300-1400)· as of 9 Oct 2026· verify before relying on this
Stress margin12.3/30
stressed cash flow +166/mo, +12% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 & liquidity14.6/15
140 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 sensitivityScores 80+ up to £132,000

£124,000£189,500

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£165,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,300-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: £378/mo
Cash on cash: 8.8%
Score at this price: 68

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.42 - 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 32015076Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.9%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1300-1400)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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

Rental economics needs verification before you rely on it
rent estimate 1350/mo (range 1300-1400)
Seller motivation could not be scored
context, not scored: 1 price cut(s), unknown 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 →flood, subsidence, crime, environment - the full domain

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. Set your walk-away price before viewing - above £132,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£169,000

Rent Estimate (pcm)£1,350

Gross Yield9.82%

1y Growth+6.1%

3y Growth+5.1%

5y Growth+5.8%

10y Growth+5.5%

Last Sold Price£67,000 (2014-03-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0B64 6ER

Approval Rate

-12mo

Development

low

P26/1390
Demolish existing bungalow and replace with dormer bungalow
Pending
DC/26/72179
Proposed change of use from residential dwelling to residential care home for maximum 2 No. young people aged between 8-17 years old (Lawful Development Certificate)
Pending
DC/26/72056
Proposed single storey side and rear extension to provide disabled bathroom, bedroom and two disabled access ramps.
Approved

View Planning Timeline

Ownership

Corporate Ownership70.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-03-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,652

Population Density-

Owner Occupied47%

Age Distribution

0-15 23%16-64 62%65+ 15%

View Area Profile

Schools Nearby

Reddal Hill Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Impact Independent School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Corngreaves Academy
0.3 mi
Good
Netherbrook Primary School
0.3 mi
GoodConcerns

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

4 Haden Road
-
£250k
-
30 Haden Road
-
£110k
-
12 Haden Road
-
£175k
-
9 Haden Road
-
£165k
-

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