Brown Hill Farm, Stang Top Road, Roughlee, Nelson, BB9 6PA

UPRN:100012400537Semi-Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: F (24)

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

Brown Hill Farm, Stang Top Road, Roughlee, Nelson, BB9 6PA

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£617,000

£586k - £648kHigh

Estimate

£617k

Range

£586k – £648k

Rent Estimate (pcm)

£4,000

£4k - £4k

Monthly

£4,000

Yield

7.74%

Verdict

Derived from HomePortfolio scores

Brown Hill Farm earns an INVESTIGATE rating with HP Score 63/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 30Bike 8

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM -0.5% (HIGH), sold-comps -13.8%, £/sqft -13.9%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 100012400537· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.6%· as of 7 Nov 2026
Rental economics21.4/40
gross yield 7.7%; range width penalty ×0.97
- valuation_snapshotsrent estimate 4000/mo (range 3800-4250)· as of 9 Oct 2026· verify before relying on this
Stress margin4.9/30
stressed cash flow +194/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 542 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 & liquidity14.6/15
505 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 70+ up to £480,500

£465,000£713,000

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£620,000

At the asking price

Monthly rent£4,000/mo

Evidenced range £3,800-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £208,300
Net cash flow: £677/mo
Cash on cash: 3.9%
Score at this price: 41

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.91 - 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 100012400537Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.6%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 4000/mo (range 3800-4250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 4000/mo (range 3800-4250)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 542 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 £480,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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£617,000

Rent Estimate (pcm)£4,000

Gross Yield7.74%

1y Growth-

3y Growth+7.9%

5y Growth+4.3%

10y Growth+6.5%

Last Sold Price£240,000 (2010-08-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0BB9 6PA

Approval Rate

-12mo

Development

low

26/0120/TPO
T1 Common Beech - Remove Reason: Due to failure at the base of the tree.
Conditions
25/0292/AGR
Prior Approval Notification (Agricultural Building): Erection of an agricultural building (55m length, 24m width, 6m eaves height, 9.22m height to ridge).
Approved
24/0870/TPO
T1 & T2 Ash - Remove & Replace
Conditions

View Planning Timeline

Ownership

Corporate Ownership64.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-08-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£26,742

Population Density-

Owner Occupied82%

Age Distribution

0-15 12%16-64 60%65+ 28%

View Area Profile

Schools Nearby

Roughlee Church of England Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Blacko Primary School
1.4 mi
Good
Barrowford St Thomas Church of England Primary School
1.5 mi
Outstanding
Newchurch-In-Pendle St Mary's Church of England Primary School
1.5 mi
Good

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Brown Hill Farm Stang Top Road
-
£240k
-

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