Merry Vale, Cass Lane, Knaresborough, HG5 8JZ

UPRN:10003026017Detached Bungalow5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: E (42)

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

Merry Vale, Cass Lane, Knaresborough, HG5 8JZ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£531,000

£478k - £584kMedium

Estimate

£531k

Range

£478k – £584k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Merry Vale earns an INVESTIGATE rating with HP Score 72/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (48/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

4/ 100

Low

Walkability

48/ 100

Mixed

Transit & Bike

Transit 15Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - 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.

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£531,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-1.3%

5y Growth+1.1%

10y Growth+2.6%

Last Sold Price£375,000 (2019-01-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HG5 8JZ

Approval Rate

-12mo

Development

low

26/06450/FUL
Replacement of the existing timber balustrades at five locations within Knaresborough Castle.
Pending
26/06194/FUL
Hybrid Planning Application: Full Planning Permission for the Demolition of existing buildings and erection of a convenience store, public house and 7no. apartments with associated work. Outline Planning Permission for the erection of 2no. dwellings and associated works (all matters reserved except access).
Pending
26/06096/FUL
Full application for erection of 4 no. dwellings and associated works
Pending

View Planning Timeline

Ownership

Corporate Ownership72.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-01-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,683

Population Density898 /km²

Owner Occupied91%

Age Distribution

0-15 14%16-64 52%65+ 34%

View Area Profile

Schools Nearby

King James's School
0.7 mi
Good
Knaresborough St John's Church of England Primary School
0.9 mi
Good
Aspin Park Academy
0.9 mi
Good
Hookstone Chase Primary School
0.9 mi
Inspected as Hookstone Chase Community Primary School (URN 121428) on 13 Mar 2013

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

View All Schools

Comparables

View All

4 Cass Lane
-
£560k
-
2 Cass Lane
-
£465k
-
The White House Cass Lane
-
£555k
-
Merry Vale Cass Lane
-
£375k
-

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