Apartment 12, The Town House, 2 Kenilworth Road, Leamington Spa, CV32 5TE

UPRN:10000211804Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: D (68)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Apartment 12, The Town House, 2 Kenilworth Road, Leamington Spa, CV32 5TE

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£366,000

£348k - £385kHigh

Estimate

£366k

Range

£348k – £385k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

6.17%

Verdict

Derived from HomePortfolio scores

Apartment 12 earns an INVESTIGATE rating with HP Score 57/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (82/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

56/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

82/ 100

High

Transit & Bike

Transit 37Bike 66

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM +1.6% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10000211804· as of 9 Oct 2026
Rental economics8.2/40
gross yield 6.2%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1850/mo (range 1700-2000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -499/mo, -27% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 468 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 30 Oct 2026
Risk & liquidity14.6/15
360 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£270,000£414,000

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£360,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,700-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £117,300
Net cash flow: £66/mo
Cash on cash: 0.7%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - clears 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

valuation_snapshotsestimate for 10000211804Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1850/mo (range 1700-2000)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1850/mo (range 1700-2000)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 468 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£366,000

Rent Estimate (pcm)£1,850

Gross Yield6.17%

1y Growth-

3y Growth-1.3%

5y Growth+0.6%

10y Growth+2.4%

Last Sold Price£282,500 (2008-02-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0CV32 5TE

Approval Rate

-12mo

Development

low

W/26/1538/TCA
T1 - Lime - Remove epicormic growth on the stem circa 10m where the crown starts T2 - Lime - Remove epicormic growth on the stem circa 10m where the crown starts T3 - Lime - Remove epicormic growth and raise crown up to 7m
Pending
W/26/1472/TCA
T2 Cherry - Remove T3 Willow (Contorted)- Remove
Pending
W/26/1459
Change of use from a hostel (Sui Generis) to a single dwellinghouse (Use Class C3).
Pending

View Planning Timeline

Ownership

Corporate Ownership57.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2008-02-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,797

Population Density4,527 /km²

Owner Occupied29%

Age Distribution

0-15 8%16-64 83%65+ 9%

View Area Profile

Schools Nearby

The Kingsley School
0.1 mi
Inspected by ISI
Arnold Lodge School
0.2 mi
Inspected by ISI
Milverton Primary School
0.3 mi
-
St Peter's Catholic Primary Academy
0.4 mi
Inspected as St Peter's Catholic Primary School (URN 125714) on 11 Feb 2025

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Town House, 2 Kenilworth Road
-
£307k
-
The Town House, 2 Kenilworth Road
-
£220k
-
The Town House, 2 Kenilworth Road
-
£350k
-
The Town House, 2 Kenilworth Road
-
£250k
-

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