Plas yn Llan, Llangynhafal, Denbigh, LL16 4LN

UPRN:10003929007Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band IEPC: F (31)

Data freshness:Planning· 5mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Plas yn Llan, Llangynhafal, Denbigh, LL16 4LN

HP Score

/ 100

Strong

Verdict

8 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£953,000

£905k - £1.00MHigh

Estimate

£953k

Range

£905k – £1.00M

Rent Estimate (pcm)

£4,800

£4k - £5k

Monthly

£4,800

Yield

6.06%

Verdict

Derived from HomePortfolio scores

Plas yn Llan earns an INVESTIGATE rating with HP Score 76/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. 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)ONS 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

76/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

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

Valuation edge0/15
claims [AVM +0.3% (HIGH)] → measured edge +0.00pp 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 10003929007· as of 12 Oct 2026
Rental economics7.7/40
gross yield 6.1%; range width penalty ×0.91
- valuation_snapshotsrent estimate 4800/mo (range 4450-5150)· as of 12 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -610/mo, -13% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 10 Nov 2026
Risk & liquidity14.6/15
149 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

£712,500£1,092,500

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£950,000

At the asking price

Monthly rent£4,800/mo

Evidenced range £4,450-£5,150

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: £117/mo
Cash on cash: 0.4%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.50 - 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 10003929007Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 4800/mo (range 4450-5150)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 4800/mo (range 4450-5150)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£953,000

Rent Estimate (pcm)£4,800

Gross Yield6.06%

1y Growth-

3y Growth+4.3%

5y Growth+1.2%

10y Growth+4.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

1LL16 4LN

Approval Rate

-12mo

Development

low

22/2026/0259/PF
Newid defnydd tafarn i un annedd a gwaith cysylltiedig / Change of use of public house to a single dwelling and associated works
Pending
22/2025/0169/PF
Codi ty gwydr yn yr ardd bresennol / Erection of greenhouse in existing garden area
Approved
22/2024/1624/PF
Codi to dros y man bwydo presennol / Erection of a roof over existing feeding area
Approved

View Planning Timeline