Nab Hill Farm, Harrogate Road, Pannal, Harrogate, HG3 1JE

UPRN:10003016965Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: E (40)

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

Nab Hill Farm, Harrogate Road, Pannal, Harrogate, HG3 1JE

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£890,000

£846k - £935kHigh

Estimate

£890k

Range

£846k – £935k

Rent Estimate (pcm)

£3,550

£3k - £4k

Monthly

£3,550

Yield

4.76%

Verdict

Derived from HomePortfolio scores

Nab Hill Farm earns an INVESTIGATE rating with HP Score 61/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (3/100). 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 ownershipPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

3/ 100

Low

Transit & Bike

Transit 10Bike 14

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£895,000

At the asking price

Monthly rent£3,550/mo

Evidenced range £3,200-£3,900

Interest rate5.4%

Loan to value75%

Cash required: £304,550
Net cash flow: -£563/mo
Cash on cash: -2.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.18 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£890,000

Rent Estimate (pcm)£3,550

Gross Yield4.76%

1y Growth-

3y Growth-2.5%

5y Growth-0.3%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HG3 1JE

Approval Rate

-12mo

Development

low

26/04756/PNX
Prior notification for the erection of a single storey rear extension. The proposed extension would extend 8.0 metres beyond an original rear wall, have a height to the eaves of 3.0 metres and a height to the ridge of 4.0 metres.
Approved
26/01742/COU
Change the use of The Byre from small workshop to retail.
Awaiting decision
25/03710/COU
Change of use of land and buildings from use Class E (commercial, business and service) to Class B8 (storage or distribution)
Decided

View Planning Timeline