Semi-Detached

50 HIGH BEECH ROAD

LOUGHTON, EPPING FOREST, ESSEX, IG10 4BL

£575,000

Location

Map view View on Google Maps View on OpenStreetMap Street View IG10 4BL

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Unknown	0.1 miles
Bus stop	Forest Road	0.1 miles
Train station	Loughton	0.4 miles
Hospital	Cheshunt Community Hospital	5.1 miles
University	Arden University Stratford Campus	7.7 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

84 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£575,000 Mar 2026

Price per m²

£6,845/m²

Local average

£609,231 (27 sales)

Street crime

131 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 17/10/2016

Expiry date: 16/10/2026

Current heating cost: £736/year

Potential heating cost: £366/year

Est. upgrade cost to C: £28,100

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	09/03/2026	£575,000	Semi-detached	—	£579,737 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£575,000
listed	01/10/2025	£575,000
sold	01/01/2007	£160,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
2 MEADOWCROFT GARDENS, LOUGHTON, EPPING FOREST, ESSEX, IG10 4FF	£865,000	05/09/2023	Semi-detached
23 FOREST ROAD, LOUGHTON, EPPING FOREST, ESSEX, IG10 1EB	£675,000	30/09/2021	Semi-detached

Area average: £770,000 (2 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -26.1%

10y growth 11.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Epping Forest. Series: Semi-detached. As of April 2026.

1y (index) 3.3%

5y (index) 11%

10y (index) 20.3%

Rental Range

Estimated market rent for Epping Forest. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,659/mo

Realistic £1,843/mo

Optimistic £2,027/mo

Based on Local Authority from postcode lookup → Epping Forest.

LHA (30th percentile) floor for Outer North East London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Maisonette, Barncroft Close, IG10	£1,750/mo	2	0.7 miles	OpenRent
1 Bed Flat, Roding Road, IG10	£1,250/mo	1	0.7 miles	OpenRent

Average rent: £1,500/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.26%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 3.1%

Cost-to-rent ratio 31.9×

Monthly cashflow £-939/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.8%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	45
Shoplifting	20
Anti-social behaviour	18
Vehicle crime	10
Other theft	9
Criminal damage and arson	8
Drugs	6
Burglary	4
Possession of weapons	4
Public order	4
Other crime	1
Robbery	1
Theft from the person	1
Total incidents	131

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Roding Valley High School	Secondary	0.3 miles	Good — 15 Nov 2022
Staples Road Primary School	Primary	0.4 miles	Good — 10 May 2013
Oaklands School	Other	0.5 miles	— (No rating)
Oak View School	Other	0.7 miles	Good — 19 Jan 2023
The Alderton Infant School and Nursery	Primary	0.7 miles	Good — 27 Apr 2023

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 50 HIGH BEECH ROAD, LOUGHTON, EPPING FOREST, ESSEX, IG10 4BL

## Property details

- Slug: `864dc8d` (address key hash: `864dc8db9117b404f5d87c761717f554f4fc314b`)
- Postcode: IG10 4BL
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 84 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £575,000 Mar 2026
- Price per m²: £6,845/m²
- Local average: £609,231 (27 sales)
- Street crime: 131 incidents within 1 mile (May 2026)

## Latest sale

- Price: £575,000
- Date: 2026-03-09
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 16/10/2026
- **Current heating cost:** £736/year
- **Est. upgrade cost to C:** £28,100

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8026-7920-4109-2783-0992)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-09 | £575,000 | Semi-detached | — | £579,737 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-f7aa-b8d0-e063-4704a8c08d98) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 50 HIGH BEECH ROAD, LOUGHTON, EPPING FOREST, ESSEX, IG10 4BL | £575,000 | 09/03/2026 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167645240](http://87.117.209.195:8080/listings/dd919ad)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £575,000 |
| listed | 2025-10-01 | £575,000 |
| sold | 2007-01-01 | £160,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 MEADOWCROFT GARDENS, LOUGHTON, EPPING FOREST, ESSEX, IG10 4FF | £865,000 | 05/09/2023 | Semi-detached |
| 23 FOREST ROAD, LOUGHTON, EPPING FOREST, ESSEX, IG10 1EB | £675,000 | 30/09/2021 | Semi-detached |

**Area average:** £770,000 (2 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -26.1%
- **10y growth:** 11.7%

## House Price Index (HM Land Registry)

*Official index for Epping Forest; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 11%
- **10y growth (index):** 20.3%

## Rental Range

*ONS Price Index of Private Rents (Epping Forest). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,659/mo
- **Realistic:** £1,843/mo
- **Optimistic:** £2,027/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer North East London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Maisonette, Barncroft Close, IG10 | £1,750/mo | 2 | 0.7 miles | OpenRent |
| 1 Bed Flat, Roding Road, IG10 | £1,250/mo | 1 | 0.7 miles | OpenRent |

**Average rent: £1,500/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,500/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 31.9×
- **Monthly cashflow:** £-939/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.8%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 45 |
| Shoplifting | 20 |
| Anti-social behaviour | 18 |
| Vehicle crime | 10 |
| Other theft | 9 |
| Criminal damage and arson | 8 |
| Drugs | 6 |
| Burglary | 4 |
| Possession of weapons | 4 |
| Public order | 4 |
| Other crime | 1 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **131** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Roding Valley High School | Secondary | 0.3 miles | Good — 15 Nov 2022 |
| Staples Road Primary School | Primary | 0.4 miles | Good — 10 May 2013 |
| Oaklands School | Other | 0.5 miles | — (No rating) |
| Oak View School | Other | 0.7 miles | Good — 19 Jan 2023 |
| The Alderton Infant School and Nursery | Primary | 0.7 miles | Good — 27 Apr 2023 |