17 Victoria Institute, Sansome Walk, Worcester, WR1 1DF

UPRN:10000852553Converted Flat1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band CEPC: C (78)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

17 Victoria Institute, Sansome Walk, Worcester, WR1 1DF

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£217,000

£196k - £239kMedium

Estimate

£217k

Range

£196k – £239k

Rent Estimate (pcm)

£950

£900 - £1k

Monthly

£950

Yield

8.77%

Verdict

Derived from HomePortfolio scores

17 Victoria Institute earns an INVESTIGATE rating with HP Score 81/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (94/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

75/ 100

High

Crime Score

33/ 100

Moderate

Walkability

94/ 100

Excellent

Transit & Bike

Transit 33Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 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: the estimate sits 40% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +40.1% (MEDIUM), sold-comps +12.8%, £/sqft +12.6%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10000852553· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.8%· as of 3 Nov 2026
Rental economics26.7/40
gross yield 8.8%; range width penalty ×0.88; the estimate this rent rides on sits 40% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 950/mo (range 900-1050)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin2.1/30
stressed cash flow +20/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 65 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 4 Nov 2026
Risk & liquidity12.9/15
137 sales/12mo in area; valuation range width 20%
- 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

£110,500£149,500

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£130,000

At the asking price

Monthly rent£950/mo

Evidenced range £900-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £40,400
Net cash flow: £219/mo
Cash on cash: 6.5%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.17 - 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 10000852553Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.8%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 950/mo (range 900-1050)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 950/mo (range 900-1050)
Rental economics needs verification before you rely on it
sale estimate 40% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. 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.
3. 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£217,000

Rent Estimate (pcm)£950

Gross Yield8.77%

1y Growth-

3y Growth+2.1%

5y Growth+2.2%

10y Growth+1.9%

Last Sold Price£114,950 (2002-04-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WR1 1DF

Approval Rate

-12mo

Development

low

26/01011/DOC
Approval of details reserved by condition 10 (Car Park Management) and 12 (sustainability) of planning permission 25/00213/FUL
Pending
26/01005/ADV
Installation of 1No. BT Street Hub Unit and associated advertisement panels on either side of the unit
Pending
26/01006/FUL
Installation of 1No. BT Street Hub Unit and associated advertisement panels on either side of the unit
Pending

View Planning Timeline

Ownership

Corporate Ownership56.3%
Overseas OwnershipNo
Lease Term Remaining124 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2002-04-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,997

Population Density5,793 /km²

Owner Occupied34%

Age Distribution

0-15 11%16-64 78%65+ 11%

View Area Profile

Schools Nearby

Royal Grammar School Worcester
0.3 mi
Inspected by ISI
St George's Catholic Primary School
0.4 mi
Inspected as St George's Catholic Primary School (URN 116924) on 18 Oct 2023
Riversides School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St George's CofE Primary School Worcester
0.6 mi
Good

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Victoria Institute Sansome Walk
-
£280k
-
Victoria Institute Sansome Walk
-
£215k
-
Victoria Institute Sansome Walk
-
£175k
-
Victoria Institute Sansome Walk
-
£270k
-

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