Greenways, Holbeach Drove Gate, Holbeach Drove, Spalding, PE12 0PX

UPRN:10002552269Detached Bungalow3 bedsBuilt 1996-2002

FreeholdCouncil Tax: -EPC: D (63)

Data freshness:Listing· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Greenways, Holbeach Drove Gate, Holbeach Drove, Spalding, PE12 0PX

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£257,000

£231k - £282kMedium

Estimate

£257k

Range

£231k – £282k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

5.48%

Verdict

Derived from HomePortfolio scores

Greenways earns an INVESTIGATE rating with HP Score 53/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (0/100). 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)Defra 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

53/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 5Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 Nov 2026

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

Valuation edge2.5/15
claims [AVM +10.5% (MEDIUM), sold-comps +10.5%, £/sqft +10.6%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10002552269· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 20.9%· as of 7 Nov 2026
Rental economics3.1/40
gross yield 5.5%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1050/mo (range 950-1150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -329/mo, -31% 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), 222 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 & liquidity12.9/15
475 sales/12mo in area; valuation range width 20%
- 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

£172,500£264,500

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£230,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: -£49/mo
Cash on cash: -0.8%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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 10002552269Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 20.9%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1150)Rental economics · as of 9 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 1050/mo (range 950-1150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 222 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£257,000

Rent Estimate (pcm)£1,050

Gross Yield5.48%

1y Growth-

3y Growth-0.3%

5y Growth+1.8%

10y Growth+4.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1PE12 0PX

Approval Rate

-12mo

Development

low

H05-1041-26
Erection of Gym/Workshop with Annexe to First Floor - Retrospective - approved under H05-0825-22. Amendments to change workshop area into kitchen
Pending
H09-1001-26
Change of use from Methodist Church to single dwelling - approved under H09-0697-24. Amendment to omit the proposed addition of roof lights and internal mezzanine floor shown on approved plan 4283-24 01
Pending
H09-0980-26
Details of photographic building recording (Condition 3 of H09-0697-24)
Pending

View Planning Timeline

Ownership

Corporate Ownership78.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,196

Population Density65 /km²

Owner Occupied84%

Age Distribution

0-15 13%16-64 58%65+ 29%

View Area Profile

Schools Nearby

The Gedney Hill Church of England VC Primary School
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Shepeau Stow Primary School
1.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Moulton Chapel Primary School
3.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Alderman Payne Primary School
3.8 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Kingsway Holbeach Drove Gate
-
£370k
-
Portage Holbeach Drove Gate
-
£94k
-
Fair View Holbeach Drove Gate
-
£219k
-
Fredore Holbeach Drove Gate
-
£300k
-

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