1 Sorrento House, Vellacott Close, Cardiff, CF10 4AR

UPRN:10002520729Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (75)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 2y agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

1 Sorrento House, Vellacott Close, Cardiff, CF10 4AR

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£177,000

£168k - £185kHigh

Estimate

£177k

Range

£168k – £185k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

7.20%

Verdict

Derived from HomePortfolio scores

1 Sorrento House earns an INVESTIGATE rating with HP Score 56/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is elevated. 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 addressONS Census 2021Police.ukHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

56/ 100

Mixed

Investment Score

70/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 9 Nov 2026

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

Valuation edge0/15
claims [AVM +1.1% (HIGH), sold-comps -4.8%, £/sqft -5.0%] → 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 11 Nov 2026
- valuation_snapshotsestimate for 10002520729· as of 11 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.6%· as of 7 Nov 2026
Rental economics16.1/40
gross yield 7.2%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 950-1100)· as of 11 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -247/mo, -23% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 52 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 9 Nov 2026
Risk & liquidity14.7/15
202 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

£131,000£201,000

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£175,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £54,800
Net cash flow: £136/mo
Cash on cash: 3.0%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 10002520729Valuation edge · as of 11 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.6%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1100)Rental economics · as of 11 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 1050/mo (range 950-1100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 52 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. 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£177,000

Rent Estimate (pcm)£1,050

Gross Yield7.20%

1y Growth-15.6%

3y Growth+0.7%

5y Growth-0.8%

10y Growth+1.2%

Last Sold Price£165,000 (2022-02-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0CF10 4AR

Approval Rate

-12mo

Development

low

26/02367/DOC
Discharge of Condition 4 (Architectural Detailing) of 26/01216/FUL
Pending
26/02358/FUL
Alterations to existing shopping centre frontage in connection with the expansion and amalgamation of the existing showroom, including the formation of new customer entrances, replacement glazing, doors and associated shopfront works,
Pending
26/02386/WTTPP
Recommendations: 1. Reduce crown by 2-3m using natural target pruning at suitable lateral branches. 2. Ensure 1.5-2m clearance to adjacent building is created. 3. Remove general tree features such as dead, damaged branches or ivy/climbing plants from the tree. 4. Re assess on a 5- year cycle. Mature sycamore, 24m height, 5-6m spreads, Stem 640mm, Structure normal, Physiology normal. Mature self-set tree in rear garden. Foliage causing an actionable legal nuisance to adjacent building. Observations: o Foliage contact with adjacent building. Suppressed crown adjacent to building.
Pending

View Planning Timeline