81 High Haden Road, Cradley Heath, B64 7PN

UPRN:32031320Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: C (74)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

81 High Haden Road, Cradley Heath, B64 7PN

HP Score

/ 100

Strong

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£567,000

£510k - £623kMedium

Estimate

£567k

Range

£510k – £623k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

5.44%

Verdict

Derived from HomePortfolio scores

81 High Haden Road earns an INVESTIGATE rating with HP Score 80/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (57/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

70/ 100

High

Crime Score

5/ 100

Low

Walkability

57/ 100

Moderate

Transit & Bike

Transit 3Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge0/15
claims [AVM -3.2% (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 9 Nov 2026
- valuation_snapshotsestimate for 32031320· as of 9 Nov 2026
Rental economics3/40
gross yield 5.4%; range width penalty ×0.86
- valuation_snapshotsrent estimate 2650/mo (range 2400-2850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -650/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
no listing-history inputs (first published date, price changes)
Risk & liquidity12.9/15
140 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

£439,000£673,000

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£585,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,400-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £196,050
Net cash flow: -£140/mo
Cash on cash: -0.9%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.34 - 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 32031320Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2650/mo (range 2400-2850)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 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 needs verification before you rely on it
rent estimate 2650/mo (range 2400-2850)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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. 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£567,000

Rent Estimate (pcm)£2,650

Gross Yield5.44%

1y Growth+36.0%

3y Growth+5.1%

5y Growth+5.8%

10y Growth+5.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1B64 7PN

Approval Rate

-12mo

Development

low

P26/1403
Erection of a lightweight storage structure
Pending
P26/1333
External timber enclosure to Dust Extract Plan (Retrospective)
Pending
DC/26/72173
Proposed single storey side and rear extension.
Pending

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,652

Population Density3,382 /km²

Owner Occupied90%

Age Distribution

0-15 15%16-64 59%65+ 26%

View Area Profile

Schools Nearby

Temple Meadow Primary School
0.4 mi
Good
Coombswood Special School
0.4 mi
Requires improvement
Highfields Primary School
0.5 mi
Good
Old Hill Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

102 High Haden Road
-
£363k
-
98 High Haden Road
-
£360k
-
101 High Haden Road
-
£267k
-
90 High Haden Road
-
£385k
-

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