Flat 5, 115 The Park, Cheltenham, GL50 2RW

UPRN:10000481600Flat/Maisonette2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band CEPC: C (70)

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

Flat 5, 115 The Park, Cheltenham, GL50 2RW

HP Score

/ 100

Strong

Verdict

4 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£302,000

£286k - £317kHigh

Estimate

£302k

Range

£286k – £317k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

4.60%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 75/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (42/100). 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

75/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

3/ 100

Low

Walkability

42/ 100

Mixed

Transit & Bike

Transit 32Bike 57

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +0.7% (HIGH), sold-comps -16.7%, £/sqft -16.9%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10000481600· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.7%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.85
- valuation_snapshotsrent estimate 1150/mo (range 1050-1250)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -550/mo, -48% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 71 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
347 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

£225,000£345,000

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£300,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: -£216/mo
Cash on cash: -2.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below 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 10000481600Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.7%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1150/mo (range 1050-1250)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

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 1150/mo (range 1050-1250)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£302,000

Rent Estimate (pcm)£1,150

Gross Yield4.60%

1y Growth-

3y Growth+0.0%

5y Growth+0.5%

10y Growth+3.1%

Last Sold Price£250,000 (2017-05-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GL50 2RW

Approval Rate

100%12mo

Development

low

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Pending
26/01736/CACN
T1 Lawson Cypress - Sympathetic crown lift off building and roof, as indicated in red on image. T4 Beech - Crown Reduction Works- Specification to include a height reduction of 2m and spread by 3m, top and garden side only as jointly owned tree, cutting back to strong suitable secondary growth. Shape and balance.
Pending
26/01718/CACN
T1-Honey Locust Tree, reduce by 2-2.5m and shape fairly hard to contain (Starting to outgrow its space). T2-Rowan, reduce by 0.5m and shape and remove the mistletoe. T3-Small tree by the back door, prune by 0.5m.
Approved

View Planning Timeline