1 Barn Farm Cottages, Westfield Lane, Sinnington, York, YO62 6RJ

UPRN:10000126877Semi-Detached House3 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPlanning· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

1 Barn Farm Cottages, Westfield Lane, Sinnington, York, YO62 6RJ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

15 of 21 sources

Sale Estimate

£294,000

£265k - £324kMedium

Estimate

£294k

Range

£265k – £324k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

23.20%

Verdict

Derived from HomePortfolio scores

1 Barn Farm Cottages earns an INVESTIGATE rating with HP Score 50/100. Investment score 44/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 SourcesPortal 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

50/ 100

Mixed

Investment Score

44/ 100

Mixed

Crime Score

7/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 4Bike 25

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity
listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£75,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £23,800
Net cash flow: £751/mo
Cash on cash: 37.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 5.73 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£294,000

Rent Estimate (pcm)£1,450

Gross Yield23.20%

1y Growth-

3y Growth-0.1%

5y Growth+2.2%

10y Growth+3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3YO62 6RJ

Approval Rate

100%12mo

Development

low

ZE26/00192/DISCON
Discharge of Conditions 02 and 08 of approval ZE25/00209/GPAGB dated 31/03/2025
Approved
ZE26/00054/HOUSE
Erection of hay store and lean to car port
Pending
ZE26/00043/HOUSE
Construction of rear dormer, replacement of existing conservatory with smaller conservatory with roof lantern.
Approved

View Planning Timeline

Ownership

Corporate Ownership84.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,683

Population Density-

Owner Occupied81%

Age Distribution

0-15 11%16-64 55%65+ 34%

View Area Profile

Schools Nearby

Sinnington Community Primary School
2.7 mi
Good
Welburn Hall School
3.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Joseph's Catholic Primary School - a Catholic voluntary academy
4.0 mi
Good
Pickering Community Junior School
4.1 mi
Good

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Salton Grange Normanby
-
£480k
-
Salton Grange Farm Normanby
-
£450k
-
Salton Grange Farm
-
£1.04M
-
Barn Farm
-
£755k
-

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