78 Rivermead House, Bath Street, Derby, DE1 3BT

UPRN:100030288397Flat/Maisonette1 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band AEPC: D (62)

Data freshness:Listing· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

78 Rivermead House, Bath Street, Derby, DE1 3BT

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£67,000

£53k - £80kLow

Estimate

£67k

Range

£53k – £80k

Rent Estimate (pcm)

£350

£350 - £400

Monthly

£350

Yield

5.60%

Verdict

Derived from HomePortfolio scores

78 Rivermead House earns an INVESTIGATE rating with HP Score 59/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (91/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

67/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 22Bike 74

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics18.2/40
gross yield 7.3% on contractual rent (listing-disclosed tenancy); contractual 700/mo far above the 350/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 700/mo (tenanted)· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -112/mo, -25% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
170 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£75,000

At the asking price

Monthly rent£350/mo

Evidenced range £350-£400

Interest rate5.4%

Loan to value75%

Cash required: £23,800
Net cash flow: -£11/mo
Cash on cash: -0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - 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

listing_factscontractual rent 700/mo (tenanted)Rental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
contractual rent 700/mo (tenanted)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£67,000

Rent Estimate (pcm)£350

Gross Yield5.60%

1y Growth-

3y Growth-1.9%

5y Growth-0.0%

10y Growth+2.0%

Last Sold Price£39,500 (2020-04-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DE1 3BT

Approval Rate

-12mo

Development

low

26/01346/CAT
Works to various trees within the Strutts Park Conservation Area
Pending
26/01391/PNRIA
Change of use of upper floors from commercial (use class E) to three flats (Use Class C3)
Pending
26/01396/CAT
Crown lift to 4m of two Crab Apple trees and cutting back of lateral branches by 1m of one Crab Apple tree within the City Centre Conservation Area
Rejected

View Planning Timeline