Westwater Farm, Worth Lane, Withypool, Minehead, TA24 7RQ

UPRN:10003762997-Beds -Built before 1900

Tenure: -Council Tax: -EPC: D (55)

Data freshness:Listing· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Westwater Farm, Worth Lane, Withypool, Minehead, TA24 7RQ

HP Score

/ 100

Mixed

Verdict

5 days ago

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

15 of 21 sources

Sale Estimate

£812,000

£650k - £975kLow

Estimate

£812k

Range

£650k – £975k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Westwater Farm earns an AVOID rating with HP Score 49/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 NationsMarket 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 leasesPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

49/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 30Bike 6

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)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
251 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.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£812,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-3.3%

5y Growth+0.6%

10y Growth+3.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4TA24 7RQ

Approval Rate

100%12mo

Development

low

EXM/26/102/PNA/CA/2
Prior Approval for the proposed erection of general purpose agricultural building (18.28m x 13.71m).
Approved
EXM/26/119/FULL
Proposed building to roof over the existing Farm Yard Muck (FYM) store.
Conditions
EXM/26/102/PNA/CA
Prior notification for the proposed erection of general purpose agricultural building (18.28m x 13.71m).
Approved

View Planning Timeline

Ownership

Corporate Ownership71.2%
Overseas OwnershipNo
Lease Term Remaining5 yrs
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density7 /km²

Owner Occupied69%

Age Distribution

0-15 10%16-64 57%65+ 33%

View Area Profile

Schools Nearby

Exford Church of England First School
3.3 mi
Good
East Anstey Primary School
4.4 mi
GoodConcerns
All Saints CofE VC Infants School
5.5 mi
Requires improvementConcerns
Dulverton Junior School
5.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

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