Flat 5, 47 Ayscough Avenue, Spalding, PE11 2QB

UPRN:10002546624Flat/Maisonette1 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: Band AEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 2mo ago

Flat 5, 47 Ayscough Avenue, Spalding, PE11 2QB

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£97,000

£92k - £101kHigh

Estimate

£97k

Range

£92k – £101k

Rent Estimate (pcm)

£600

£550 - £600

Monthly

£600

Yield

11.08%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 73/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (76/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

36/ 100

Elevated

Walkability

76/ 100

High

Transit & Bike

Transit 30Bike 86

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 7 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 33% 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 +33.0% (HIGH), sold-comps +3.0%, £/sqft +3.3%] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10002546624· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 9.7%· as of 8 Nov 2026
Rental economics40/40
gross yield 11.1%; range width penalty ×1.00; the estimate this rent rides on sits 33% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 600/mo (range 550-600)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 33% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 7 Nov 2026· verify before relying on this
Stress margin6.1/30
stressed cash flow +37/mo, +6% 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 7 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 353 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 7 Nov 2026
Risk & liquidity14.8/15
546 sales/12mo in area; valuation range width 9%
- 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 £55,000

£49,000£75,000

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£65,000

At the asking price

Monthly rent£600/mo

Evidenced range £550-£600

Interest rate5.4%

Loan to value75%

Cash required: £20,800
Net cash flow: £196/mo
Cash on cash: 11.3%
Score at this price: 63

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.74 - 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 10002546624Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 9.7%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 600/mo (range 550-600)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 33% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yield

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 600/mo (range 550-600)
Rental economics needs verification before you rely on it
sale estimate 33% 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. 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 £55,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£97,000

Rent Estimate (pcm)£600

Gross Yield11.08%

1y Growth-10.7%

3y Growth-2.4%

5y Growth+1.2%

10y Growth+3.1%

Last Sold Price£84,950 (2005-10-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0PE11 2QB

Approval Rate

-12mo

Development

low

H16-1072-26
Change of use from Offices to Youths' Awareness Mentoring Programme, Charity Meetings & Community Church
Pending
H16-1009-26
Works to Trees in Spalding Conservation Area
Pending
H16-1002-26
Demolition of former cottages & factory building, recladding of portal-framed shed, use of site & creation of new external recreation space for nursery & associated external works
Pending

View Planning Timeline