Flat 12, Forhill Court, Lea End Lane, Birmingham, B38 9EA

UPRN:10000218438Flat/Maisonette2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: -EPC: C (75)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 12, Forhill Court, Lea End Lane, Birmingham, B38 9EA

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£320,000

£304k - £336kHigh

Estimate

£320k

Range

£304k – £336k

Rent Estimate (pcm)

£2,650

£3k - £3k

Monthly

£2,650

Yield

10.10%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 58/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (6/100). 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 NationsMarket 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

58/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

38/ 100

Elevated

Walkability

6/ 100

Low

Transit & Bike

Transit 24Bike 18

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 2 Nov 2026

Fewer independent sources agree, or a component could not be scored.

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 10000218438· as of 9 Oct 2026
Rental economics40/40
gross yield 10.1%; range width penalty ×1.00
- valuation_snapshotsrent estimate 2650/mo (range 2500-2750)· as of 9 Oct 2026· verify before relying on this
Stress margin17.7/30
stressed cash flow +468/mo, +18% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 219 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 2 Nov 2026
Risk & liquidity14.6/15
202 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 sensitivityScores 80+ up to £268,000

£236,000£362,000

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£315,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,500-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £101,550
Net cash flow: £771/mo
Cash on cash: 9.1%
Score at this price: 72

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.49 - 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 10000218438Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2500-2750)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2650/mo (range 2500-2750)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 219 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.
1 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £268,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£320,000

Rent Estimate (pcm)£2,650

Gross Yield10.10%

1y Growth-

3y Growth+4.5%

5y Growth+2.1%

10y Growth+4.0%

Last Sold Price£280,000 (2025-05-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1B38 9EA

Approval Rate

100%12mo

Development

low

TPO26/121
57 - Scotch Pine - Dead Tree - Fell/Dismantle 58 - Scots Pine - Dead Tree - Fell/Dismantle 59 - Copper Beech - Extensive crown dieback - Fell/Dismantle 60 - Black Pine - Dead Tree - Fell/Dismantle 62 - Scots Pine - Dead Tree - Fell/Dismantle 3431 - Extensive apical dieback - Crown Reduce 1210 - Common Lime - Fungal fruiting bodies - Fell/Dismantle 846 - Scots Pine - Dead remnant stem - Fell/Dismantle 63 - Scots Pine - Dead Tree - Fell/Dismantle 378 - English Oak - Large crack in main stem - Fell/Dismantle 0 - Black Pine - Sparse crown, exposed form & leaning towards dwelling - Fell/Dismantle 10204 - Common Lime - Extensive dieback - Crown reduce 64 - Sycamore - Dead trees - Fell (marked with pink dots) FULL WORK DESCRPIPTION/FINDINGS IN SUBMITTED REPORT
Approved
26/00961/CUPRIO
Conversion of barn to one dwelling.
Approved
26/00629/FUL
Infilling of the 435mm gap between the main dwelling and approved rear extension (26/00361/CPL)
Approved

View Planning Timeline

Ownership

Corporate Ownership64.1%
Overseas OwnershipNo
Lease Term Remaining100 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-05-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,409

Population Density138 /km²

Owner Occupied80%

Age Distribution

0-15 19%16-64 56%65+ 25%

View Area Profile

Schools Nearby

Graduately Developing Futures
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hawkesley Church Primary Academy
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
New Ways School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ark Kings Academy
1.5 mi
Good

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Forhill Court Lea End Lane
-
£280k
-
Forhill Court Lea End Lane
-
£270k
-
Forhill Court Lea End Lane
-
£290k
-
Peacock Lodge Lea End Lane
-
£585k
-

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