Flat 9, Boston Place, 315–317 Portswood Road, Southampton, SO17 2AQ

UPRN:10001316401Flat/Maisonette2 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: -EPC: B (82)

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

Flat 9, Boston Place, 315–317 Portswood Road, Southampton, SO17 2AQ

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

£215,000

£204k - £226kHigh

Estimate

£215k

Range

£204k – £226k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

7.50%

Verdict

Derived from HomePortfolio scores

Flat 9 earns an INVESTIGATE rating with HP Score 66/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (80/100). 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 NationsMarket 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

66/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

63/ 100

Elevated

Walkability

80/ 100

High

Transit & Bike

Transit 23Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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: 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 +7.0% (HIGH)] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10001316401· as of 13 Oct 2026
Rental economics19.2/40
gross yield 7.5%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1250/mo (range 1200-1350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -55/mo, -4% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 77 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
180 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

£150,000£230,000

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£200,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,200-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £62,800
Net cash flow: £190/mo
Cash on cash: 3.6%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.85 - 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 10001316401Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1250/mo (range 1200-1350)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1250/mo (range 1200-1350)
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£215,000

Rent Estimate (pcm)£1,250

Gross Yield7.50%

1y Growth-

3y Growth+1.6%

5y Growth-1.4%

10y Growth+0.6%

Last Sold Price£189,950 (2016-07-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SO17 2AQ

Approval Rate

-12mo

Development

low

26/01257/PAH
Erection of a single storey rear extension (Max Depth 6.4m, Max Height 3.5m, Eaves Height 3.50m)
Pending
26/00073/TCA
T1 - Conifer (Unsure of species, possibly Leylandii or Cedar) on eastern boundary in rear garden. Remove tree with a view to planting a smaller, broadleaved alternative in its place. Resident is in the process of selling the property and has had consistent feedback that potential buyers are being put off by the how much light the tree takes up in the garden and through the rear windows. Tree was originally planted by resident's father. T2 - Leylandii Hedge on northern boundary in front driveway. Remove tall growth bringing height down by 4-5m down into the managed part of hedgerow below. Lower portion has been historically managed by the resident but the tall growth off of the back of the hedge has not been able to be managed and has grown too tall, interfering with guttering and blocking light to the windows at the front of the house.
Pending
26/01229/ADV
Installation of 4x internally illuminated fascia signs.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.7%
Overseas OwnershipNo
Lease Term Remaining110 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-07-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,907

Population Density8,948 /km²

Owner Occupied36%

Age Distribution

0-15 10%16-64 80%65+ 10%

View Area Profile

Schools Nearby

Portswood Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Denys Primary School
0.4 mi
-
The Gregg Preparatory School
0.5 mi
Inspected by ISI
Highfield Church of England Primary School
0.5 mi
Good

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

View All Schools

Comparables

View All

Boston Place, 315 - 317 Portswood Road
-
£200k
-
Boston Place, 315 - 317 Portswood Road
-
£190k
-
Boston Place, 315 - 317 Portswood Road
-
£125k
-
Boston Place, 315 - 317 Portswood Road
-
£180k
-

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