Pemberly Ash, White Stubbs Lane, Broxbourne, EN10 7PZ

UPRN:148004470Detached Bungalow2 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (68)

Data freshness:Listing· freshPlanning· 1mo agoEPC· 5mo agoRisk· 2y agoAmenities· 1mo agoArea· Census 2021

Pemberly Ash, White Stubbs Lane, Broxbourne, EN10 7PZ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,738,000

£1.65M - £1.82MHigh

Estimate

£1.74M

Range

£1.65M – £1.82M

Rent Estimate (pcm)

£6,200

£6k - £7k

Monthly

£6,200

Yield

4.25%

Verdict

Derived from HomePortfolio scores

Pemberly Ash earns an INVESTIGATE rating with HP Score 64/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 28Bike 15

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 24 Oct 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 advert has 5 bedrooms but the valuation snapshot describes 2 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -0.7% (HIGH), sold-comps -45.1%, £/sqft -45.1%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 148004470· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.5%· as of 19 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.76
- valuation_snapshotsrent estimate 6200/mo (range 5550-6900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,956/mo, -48% 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 24 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 367 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 24 Oct 2026
Risk & liquidity14.6/15
188 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

£1,312,500£1,969,000

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£1,750,000

At the asking price

Monthly rent£6,200/mo

Evidenced range £5,550-£6,900

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: -£1,614/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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 148004470Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.5%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 6200/mo (range 5550-6900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 24 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 24 Oct 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 6200/mo (range 5550-6900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 367 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. 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£1,738,000

Rent Estimate (pcm)£6,200

Gross Yield4.25%

1y Growth-

3y Growth-2.2%

5y Growth-0.1%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1EN10 7PZ

Approval Rate

-12mo

Development

low

07/26/0814/F
Retrospective change of use of existing cabin for use as guest accommodation
Pending
07/26/0793/F
Part retrospective resurfacing and upgrading of existing private road connecting land to public highway
Pending
3/26/1422/VAR
Variation of Condition 2 (Approved Plans) pursuant to planning permission ref. 3/22/1819/FUL for: Demolition of existing dwelling and garage and erection of replacement dwelling and garage. Amendments to include changes to the design of the roof and exterior.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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£37,283

Population Density732 /km²

Owner Occupied96%

Age Distribution

0-15 19%16-64 62%65+ 19%

View Area Profile

Schools Nearby

The Broxbourne School
1.1 mi
OutstandingImproving
Sheredes Primary School
1.3 mi
Outstanding
Broxbourne CofE Primary School
1.3 mi
Outstanding
Wormley CofE Primary School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

7 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Lisand Farm White Stubbs Lane
-
£10k
-
Home Farm White Stubbs Lane
-
£1.78M
-
Lisand Farm White Stubbs Lane
-
£1.75M
-
The Old Forge White Stubbs Lane
-
£1.29M
-

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