65 Beech Hill, Wellington, TA21 8ER

UPRN:100040950491Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£265,000

£252k - £278kHigh

Estimate

£265k

Range

£252k – £278k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

3.63%

Verdict

Derived from HomePortfolio scores

65 Beech Hill earns an INVESTIGATE rating with HP Score 72/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (59/100). 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

72/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

59/ 100

Moderate

Transit & Bike

Transit 14Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -43.4% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100040950491· as of 13 Oct 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.85
- valuation_snapshotsrent estimate 1150/mo (range 1050-1250)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -888/mo, -77% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 38 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 4 Nov 2026
Risk & liquidity14.7/15
229 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

£285,000£437,000

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£380,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £124,300
Net cash flow: -£486/mo
Cash on cash: -4.7%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.90 - below 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 100040950491Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1150/mo (range 1050-1250)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
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
Rental economics needs verification before you rely on it
rent estimate 1150/mo (range 1050-1250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 38 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. 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£265,000

Rent Estimate (pcm)£1,150

Gross Yield3.63%

1y Growth+9.9%

3y Growth-3.0%

5y Growth-0.4%

10y Growth+2.7%

Last Sold Price£315,000 (2017-09-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TA21 8ER

Approval Rate

-12mo

Development

low

43/26/0070
Change of use from office space to create 5 No. self contained flats with erection of a first floor extension to the rear, works to increase roof height and various internal alterations at 1 Fore Street, Wellington
Pending
43/26/0071/LB
Change of use from office space to create 5 No. self contained flats with erection of a first floor extension to the rear, works to increase roof height and various internal alterations at 1 Fore Street, Wellington
Pending
43/26/0068
Erection of first floor extension to the side and rear of Slade Tower, Eight Acre Lane, Wellington
Rejected

View Planning Timeline

Ownership

Corporate Ownership74.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-09-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density1,693 /km²

Owner Occupied79%

Age Distribution

0-15 14%16-64 51%65+ 35%

View Area Profile

Schools Nearby

Wellington School
0.2 mi
Inspected by ISI
St John's Church of England Primary School
0.3 mi
GoodConcerns
Wellesley Park Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Beech Grove Primary School
0.6 mi
Good

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 Beech Hill
-
£248k
-
64 Beech Hill
-
£335k
-
67 Beech Hill
-
£380k
-
63 Beech Hill
-
£265k
-

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