The Old School Hall, Baas Hill, Broxbourne, EN10 7PX

UPRN:148040093Semi-Detached House2 bedsBuilt England and Wales: before 1900

FreeholdCouncil Tax: -EPC: G (1)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoSchools· 3mo agoAmenities· 3mo agoArea· Census 2021

The Old School Hall, Baas Hill, Broxbourne, EN10 7PX

Location map - no listing photos available

HP Score

/ 100

Strong

Verdict

today

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

Medium

Sale Estimate

£790,000

£751k - £830kHigh

Estimate

£790k

Range

£751k – £830k

Rent Estimate (pcm)

£2,850

£3k - £3kMedium

Monthly

£2,850

Yield

3.33%

AI Verdict

Derived from HomePortfolio scores

AI summary

The Old School Hall earns a INVESTIGATE rating with HP Score 64/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (3/100). Flood risk is rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CovenantsEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

64/ 100

Moderate

Investment Score

56/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

3/ 100

Low

Transit & Bike

Low

Real Data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Sept 2026

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

Valuation edge0/40
claims [AVM -0.6% (HIGH), sold-comps -26.6%, £/sqft -26.5%] → consensus -26.6% → credited 0.0% after backtest shrinkage; sources disagree - edge zeroed by the weaker claim
- zoopla_valuationsestimate for 148040093· as of 11 Aug 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.8%· as of 8 Sept 2026
Rental economics0/30
gross yield 4.3%; range width penalty ×0.74
- zoopla_valuationsrent estimate 2850/mo (range 2550-3200)· as of 11 Aug 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity9.8/10
180 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

3 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£596,000£914,000

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£795,000

At the asking price

Monthly rent£2,850/mo

Evidenced range £2,550-£3,200

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: -£710/mo
Cash on cash: -3.2%
Score at this price: 10

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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

zoopla_valuationsestimate for 148040093Valuation edge · as of 11 Aug 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.8%Valuation edge · as of 8 Sept 2026
zoopla_valuationsrent estimate 2850/mo (range 2550-3200)Rental economics · as of 11 Aug 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 2850/mo (range 2550-3200)
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. Fill the seller motivation gap before relying on the score.
no listing-history inputs (first published date, price changes)
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£790,000

Rent Estimate (pcm)£2,850

Gross Yield3.33%

1y Growth-

3y Growth-1.2%

5y Growth+0.2%

10y Growth+3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskVery low
Subsidence3
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EN10 7PX

Approval Rate

-12mo

Development

low

Broxbourne/07/22/0284/TW
Large Beech tree (B on sketch plan) - leaning due to lopsided growth and SW storms. Reduce the weight of the branches on the western side to try and keep the main trunk of the tree. This will hopefully stabilize the tree and safe guard other trees in the area.
Approved
Broxbourne/07/18/0312/TW
Beech tree to rear of property - reduce crown and height by 15-20ft all round
Approved
Broxbourne/07/18/0107/TW
28x Self set Robinia (Acacia) growing close together several leaning and damaged - fell trees as per plan
Approved

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)

23 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£29,980

Population Density-

Owner Occupied96%

Age Distribution

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

View Area Profile

Schools Nearby

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

7 of 14 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

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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