5 Marroway Lane, Witchford, Ely, CB6 2HU

UPRN:10002606366Detached Bungalow3 bedsBuilt 2007-2011

Tenure: -Council Tax: Band GEPC: C (78)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

5 Marroway Lane, Witchford, Ely, CB6 2HU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£458,000

£435k - £481kHigh

Estimate

£458k

Range

£435k – £481k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

2.68%

Verdict

Derived from HomePortfolio scores

5 Marroway Lane earns an INVESTIGATE rating with HP Score 66/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (28/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

28/ 100

Low

Transit & Bike

Transit 36Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -95.4% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10002606366· as of 12 Oct 2026
Rental economics0/40
gross yield 2.7%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2000/mo (range 1850-2150)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,436/mo, -122% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 37 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 3 Nov 2026
Risk & liquidity14.6/15
400 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

£671,000£1,029,000

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£895,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,850-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £304,550
Net cash flow: -£1,636/mo
Cash on cash: -6.4%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.66 - below 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 10002606366Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2000/mo (range 1850-2150)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 2000/mo (range 1850-2150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 37 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. 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£458,000

Rent Estimate (pcm)£2,000

Gross Yield2.68%

1y Growth-

3y Growth-2.9%

5y Growth+0.8%

10y Growth+2.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2CB6 2HU

Approval Rate

100%12mo

Development

low

26/00317/DISA
To discharge Condition 4 (Land Contamination Risk Management) of decision 26/00317/FUL dated 19th June 2026 for change of use of builders yard and construction of 2 dwellings, access and parking
Pending
26/01033/FUL
Rear single-storey extension, conversion of garage, and erection of a porch
Approved
26/01000/CLP
Removal of the asbestos sheet roof to the rear roof and installation of standing seam metal roof finish. A lead ridge detail to provide a weatherproof junction between the existing slate roof to the front elevation and the proposed standing seam roof to the rear. Associated alterations, repairs or replacement of structural roof elements
Approved

View Planning Timeline

Ownership

Corporate Ownership89.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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£34,311

Population Density-

Owner Occupied82%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

The Rackham Church of England Primary School and Pre-School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Witchford Village College
0.8 mi
Good
Ely St John's Community Primary School
2.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
The Harbour School
2.3 mi
Requires improvement

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

View All Schools

Comparables

View All

15 Marroway Lane
-
£520k
-
17 Marroway Lane
-
£440k
-
13 Marroway Lane
-
£580k
-
1 Marroway Lane
-
£420k
-

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