Pond Cottage, Dancers End Lane, Dancers End, Tring, HP23 6LA

UPRN:766022860Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: -EPC: E (43)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

Pond Cottage, Dancers End Lane, Dancers End, Tring, HP23 6LA

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,028,000

£925k - £1.13MMedium

Estimate

£1.03M

Range

£925k – £1.13M

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

1.71%

Verdict

Derived from HomePortfolio scores

Pond Cottage earns an INVESTIGATE rating with HP Score 60/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very 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 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

3/ 100

Low

Transit & Bike

Transit 35Bike 16

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£1,650,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £1,900-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £608,050
Net cash flow: -£3,942/mo
Cash on cash: -7.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.42 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,028,000

Rent Estimate (pcm)£2,350

Gross Yield1.71%

1y Growth+3.1%

3y Growth-4.7%

5y Growth-0.6%

10y Growth+1.0%

Last Sold Price£975,000 (2023-07-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1HP23 6LA

Approval Rate

-12mo

Development

low

PL/26/08544/AGN
Notification of agricultural or forestry development under Schedule 2, Part 6 of the Town and Country Planning (General Permitted Development) (England) Order 2015 for forestry workers welfare building to accommodate drying room, changing area, first aid station, kitchen and eating area, toilet, secure tool store, workshop (chainsaw maintenance) for the 20 hectare Buckland Hoo property.
Pending
PL/26/06306/FA
Single storey rear extension and side extension at first floor level to the west elevation and dormer windows to the north and south roof elevation. Changes to fenestration.
Pending
PL/26/06268/AGN
Notification of agricultural or forestry development under Schedule 2, Part 6 of the Town and Country Planning (General Permitted Development) (England) Order 2015 for equipment store for forestry equipment and machinery
Approved

View Planning Timeline

Ownership

Corporate Ownership63.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-07-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density-

Owner Occupied87%

Age Distribution

0-15 15%16-64 57%65+ 28%

View Area Profile

Schools Nearby

Goldfield Infants' and Nursery School
1.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Halton Community Combined School
1.7 mi
Good
Bishop Wood Church of England Junior School, Tring
1.7 mi
GoodConcerns
Tring Park School for the Performing Arts
1.8 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Pond Cottage
-
£975k
-
Spencers Green Cottage
-
£1.93M
-
Walnut Lodge
-
£775k
-
Walnut Lodge
-
£640k
-

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