# 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: 147 incidents within 1 mile (Jun 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 | — | £593,950 (to May 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:** 11.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 7.2%
- **5y growth (index):** 13.6%
- **10y growth (index):** 24.1%

## 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 | 54 |
| Shoplifting | 20 |
| Public order | 14 |
| Vehicle crime | 13 |
| Anti-social behaviour | 12 |
| Other theft | 11 |
| Criminal damage and arson | 8 |
| Burglary | 4 |
| Drugs | 4 |
| Other crime | 3 |
| Possession of weapons | 2 |
| Bicycle theft | 1 |
| Robbery | 1 |
| **Total incidents** | **147** |

*Within 1 mile during Jun 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 |