# 13 HIPKINS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4DY

## Property details

- Slug: `94fe2e7` (address key hash: `94fe2e7cc982e3aeea976386782165201ba496f4`)
- Postcode: CM23 4DY
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 55 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £360,000 Feb 2026
- Price per m²: £6,545/m²
- Local average: £516,446 (35 sales)
- Street crime: 169 incidents within 1 mile (May 2026)

## Latest sale

- Price: £360,000
- Date: 2026-02-27
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 02/12/2035
- **Current heating cost:** £560/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0675-3957-7202-7065-1204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £360,000 | Semi-detached | +20.2% | £363,435 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-3020-8922-e063-4804a8c094d0) |
| Sold | 2017-11-13 | £299,500 | Semi-detached | — | £365,059 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5f54b81d-1f5e-2b45-e053-6b04a8c01fb0) |

*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 |
|---------|-------|------|------|
| 13 HIPKINS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4DY | £360,000 | 27/02/2026 | Semi-detached |
| 13 HIPKINS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4DY | £299,500 | 13/11/2017 | 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: [169997048](http://87.117.209.195:8080/listings/1fd16a7)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £360,000 |
| listed | 2025-12-04 | £360,000 |
| sold | 2017-01-01 | £299,500 |
| sold | 2002-01-01 | £132,000 |
| sold | 2001-01-01 | £112,000 |
| sold | 1996-01-01 | £58,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 HIPKINS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4DY | £355,000 | 16/12/2025 | Semi-detached |
| 73 HONEYBOURNE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4ED | £375,000 | 12/12/2025 | Semi-detached |
| 18 HIPKINS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4DY | £420,000 | 04/12/2023 | Semi-detached |
| 31 THE MEADOWS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4HD | £385,000 | 20/12/2022 | Semi-detached |
| 10 APPLETON FIELDS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4DP | £425,000 | 14/12/2022 | Semi-detached |
| 38 WINCHESTER CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4JG | £550,000 | 08/12/2022 | Semi-detached |
| 46 ELMBROOK DRIVE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4JB | £556,000 | 01/11/2022 | Semi-detached |
| 67 THE MEADOWS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4HD | £396,000 | 21/10/2022 | Semi-detached |
| 41 HIPKINS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4DY | £445,000 | 13/10/2022 | Semi-detached |
| 100 HONEYBOURNE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4EF | £510,000 | 30/09/2022 | Semi-detached |
| 4 THE MEADOWS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4HD | £440,000 | 11/08/2022 | Semi-detached |
| 7 HONEYBOURNE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4EF | £425,000 | 28/07/2022 | Semi-detached |
| 19 IRVING CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4JR | £382,000 | 18/07/2022 | Semi-detached |
| 36 ELMBROOK DRIVE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4JB | £340,000 | 24/06/2022 | Semi-detached |
| 25 BARLEY HILLS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4DS | £400,000 | 13/05/2022 | Semi-detached |
| 20 IRVING CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4JR | £425,000 | 21/04/2022 | Semi-detached |
| 15 IRVING CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4JR | £475,000 | 20/04/2022 | Semi-detached |
| 46 IRVING CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4JR | £355,000 | 31/03/2022 | Semi-detached |
| 65 WINCHESTER CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4JQ | £525,000 | 24/02/2022 | Semi-detached |
| 67 ABBOTTS WAY, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 4JF | £535,000 | 11/01/2022 | Semi-detached |

**Area average:** £435,950 (20 sales)

## Capital growth trend

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

- **5y growth:** -5.8%
- **10y growth:** 18.2%

## House Price Index (HM Land Registry)

*Official index for East Hertfordshire; Semi-detached series; as of April 2026.*

- **1y growth (index):** 5.8%
- **5y growth (index):** 16%
- **10y growth (index):** 30.5%

## Rental Range

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

- **Low:** £1,353/mo
- **Realistic:** £1,503/mo
- **Optimistic:** £1,653/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Harlow & Stortford (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Hugh Villas, CM23 | £1,750/mo | 2 | 0.79 miles | OpenRent |

**Average rent: £1,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 £1,750/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.1×
- **Monthly cashflow:** £132/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.5%

*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:** Job (default Low)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 61 |
| Violence and sexual offences | 47 |
| Other theft | 14 |
| Shoplifting | 12 |
| Vehicle crime | 12 |
| Criminal damage and arson | 7 |
| Drugs | 5 |
| Public order | 5 |
| Burglary | 3 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **169** |

*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 |
|------|------|----------|--------|
| Richard Whittington Primary School | Primary | 0.2 miles | Good — 3 May 2016 |
| Manor Fields Primary School | Primary | 0.4 miles | Good — 10 May 2022 |
| Thorley Hill Primary School | Primary | 0.5 miles | Good — 27 Sep 2014 |
| The Bishop's Stortford High School | Secondary | 0.6 miles | Outstanding — 16 May 2017 |
| St Joseph's Catholic Primary School B/S | Primary | 0.8 miles | Good — 1 Feb 2023 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #16710214
- **Address:** 13 HIPKINS, BISHOPS STORTFORD, CM23 4DY
- **Certificate Issued:** 09/03/2025
- **Work Completed:** 23/05/2022
- **Items:** 3 window(s)

### FENSA Certificate #15721147
- **Address:** 13 Hipkins, BISHOP'S STORTFORD, CM23 4DY
- **Certificate Issued:** 16/04/2023
- **Work Completed:** 06/04/2023
- **Items:** 3 window(s)

### FENSA Certificate #12887959
- **Address:** 13 Hipkins, BISHOP'S STORTFORD, CM23 4DY
- **Certificate Issued:** 21/05/2018
- **Work Completed:** 20/03/2018
- **Items:** 2 window(s), 2 door(s)