12 Netherstones, Stotfold, Hitchin, SG5 4BS

UPRN:10000861647Detached Bungalow2 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band EEPC: C (71)

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

12 Netherstones, Stotfold, Hitchin, SG5 4BS

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

£543,000

£516k - £570kHigh

Estimate

£543k

Range

£516k – £570k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

4.30%

Verdict

Derived from HomePortfolio scores

12 Netherstones earns an INVESTIGATE rating with HP Score 74/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (49/100). 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

74/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

49/ 100

Mixed

Transit & Bike

Transit 15Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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 advert has 4 bedrooms but the valuation snapshot describes 2 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-1.6/15
claims [AVM -10.5% (HIGH), sold-comps -10.1%, £/sqft -10.1%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10000861647· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.6%· as of 29 Sept 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.78
- valuation_snapshotsrent estimate 2150/mo (range 1900-2350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,081/mo, -50% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 78 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 5 Nov 2026
Risk & liquidity14.6/15
352 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

£450,000£690,000

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£599,995

At the asking price

Monthly rent£2,150/mo

Evidenced range £1,900-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £201,299
Net cash flow: -£537/mo
Cash on cash: -3.2%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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 10000861647Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.6%Valuation edge · as of 29 Sept 2026
valuation_snapshotsrent estimate 2150/mo (range 1900-2350)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2150/mo (range 1900-2350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 78 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. 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£543,000

Rent Estimate (pcm)£2,150

Gross Yield4.30%

1y Growth+7.0%

3y Growth+1.2%

5y Growth+0.7%

10y Growth+2.6%

Last Sold Price£570,000 (2022-02-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SG5 4BS

Approval Rate

-12mo

Development

low

CB/26/03101/NMA
Non-material amendment to planning permission CB/25/03310/VOC, Amendments sought: Plans to reflect design refinements to the proposed residential units, including: Minor adjustments to footprints of some existing house type. Substituting new standard house types and associated floorplans. Omission of garden rooms for all relevant plots that are not constructed.
Approved
CB/26/02998/FULL
Ground floor rear extension following demolition of the conservatory and part conversion of the garage. First floor side extension and replacement windows and doors to the front porch
Pending
CB/26/02868/DOC
Discharge of Conditions 10 and 11 against planning permission ref CB/23/00564/FULL
Conditions

View Planning Timeline

Ownership

Corporate Ownership64.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-02-01
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£36,622

Population Density-

Owner Occupied80%

Age Distribution

0-15 22%16-64 60%65+ 18%

View Area Profile

Schools Nearby

Pix Brook Academy
0.3 mi
Good
St Mary's CofE Academy Stotfold
0.5 mi
Inspected as St Mary's VC Lower School (URN 109606) on 16 Oct 2008
Etonbury Academy
0.7 mi
Good
Roecroft Lower School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

15 Netherstones
-
£460k
-
25 Netherstones
-
£425k
-
13 Netherstones
-
£435k
-
12 Netherstones
-
£570k
-

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