Willow Tree Cottage, Lambourne Close, Sparsholt, Winchester, SO21 2NL

UPRN:10000836630Detached House3 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band EEPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Willow Tree Cottage, Lambourne Close, Sparsholt, Winchester, SO21 2NL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£795,000

£755k - £834kHigh

Estimate

£795k

Range

£755k – £834k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

4.23%

Verdict

Derived from HomePortfolio scores

Willow Tree Cottage earns an INVESTIGATE rating with HP Score 62/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (22/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

22/ 100

Low

Transit & Bike

Transit 5Bike 20

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

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

Valuation edge2.5/15
claims [AVM +0.0% (HIGH), sold-comps +5.4%, £/sqft +5.4%] → measured edge +0.50pp 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 Nov 2026
- valuation_snapshotsestimate for 10000836630· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%· as of 24 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.74
- valuation_snapshotsrent estimate 2800/mo (range 2500-3150)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,426/mo, -51% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 220 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 6 Nov 2026
Risk & liquidity14.7/15
161 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

£596,000£914,000

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£795,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,500-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: -£745/mo
Cash on cash: -3.3%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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 10000836630Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 2800/mo (range 2500-3150)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 2800/mo (range 2500-3150)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 220 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. 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£795,000

Rent Estimate (pcm)£2,800

Gross Yield4.23%

1y Growth-

3y Growth-2.4%

5y Growth+0.0%

10y Growth+2.3%

Last Sold Price£643,000 (2020-03-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SO21 2NL

Approval Rate

-12mo

Development

low

26/02224/DIC
Discharge of condition 5, 6, 7, 8, 9, 10 and 11 of application 26/00869/LIS
Pending
26/02190/TPC
T1, Sycamore - Remove 2x branches that have lowest foliage over garden.
Pending
26/01771/LIS
Window and door alterations.
Pending

View Planning Timeline