86 Montgomery Road, Whitnash, Leamington Spa, CV31 2TG

UPRN:10003790773Detached House2 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band CEPC: C (72)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

86 Montgomery Road, Whitnash, Leamington Spa, CV31 2TG

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£326,000

£309k - £342kHigh

Estimate

£326k

Range

£309k – £342k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

6.58%

Verdict

Derived from HomePortfolio scores

86 Montgomery Road earns an INVESTIGATE rating with HP Score 78/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (60/100). 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 NationsMarket 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

60/ 100

Moderate

Transit & Bike

Transit 23Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 Nov 2026

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

Valuation edge2.5/15
claims [AVM +4.9% (HIGH), sold-comps +8.3%, £/sqft +8.2%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10003790773· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.6%· as of 6 Nov 2026
Rental economics12.2/40
gross yield 6.6%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1700/mo (range 1600-1800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -188/mo, -11% 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), 31 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
366 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

£232,500£356,500

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£310,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,600-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £99,800
Net cash flow: £131/mo
Cash on cash: 1.6%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.62 - 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

valuation_snapshotsestimate for 10003790773Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.6%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 1700/mo (range 1600-1800)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

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 1700/mo (range 1600-1800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 31 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£326,000

Rent Estimate (pcm)£1,700

Gross Yield6.58%

1y Growth+12.2%

3y Growth+1.1%

5y Growth+1.8%

10y Growth+2.3%

Last Sold Price£300,250 (2023-04-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CV31 2TG

Approval Rate

-12mo

Development

low

W/26/1581
Application for lawful development certificate for a proposed hip-to-gable roof extension and addition of 1.no rear roof dormer as shown on drawings, 678-00-200 & 678-00-201 , submitted 29.10.2026 with materials to match the appearance of the existing dwellinghouse.
Pending
W/26/1462
Erection of office cabins anchored to existing hardstanding
Pending
W/26/1404
Variation of Condition 2 (Approved Plans & Specifications) of planning permission W/26/0581 (Erection of single storey rear extension and timber fence) to amend approved pitched roof to a flat roof.
Approved

View Planning Timeline

Ownership

Corporate Ownership69.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-04-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,797

Population Density5,472 /km²

Owner Occupied70%

Age Distribution

0-15 20%16-64 67%65+ 13%

View Area Profile

Schools Nearby

Whitnash Primary School
0.3 mi
Good
Whitnash Nursery School
0.4 mi
Outstanding
Arise Education
0.4 mi
Outstanding
St Patrick's Catholic Primary School
0.5 mi
Inspected as St Patrick's Catholic Primary School (URN 125715) on 25 Apr 2023

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

View All Schools

Comparables

View All

52 Montgomery Road
-
£250k
-
72 Montgomery Road
-
£310k
-
Walnut Court, 35 Montgomery Road
-
£184k
-
67 Montgomery Road
-
£315k
-

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