45 Hillside Avenue, Sheffield, S5 9GL

UPRN:100050997973Semi-Detached House3 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band AEPC: D (68)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£200,000

£190k - £210kHigh

Estimate

£200k

Range

£190k – £210k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

8.84%

Verdict

Derived from HomePortfolio scores

45 Hillside Avenue earns an INVESTIGATE rating with HP Score 66/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (51/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

51/ 100

Moderate

Transit & Bike

Transit 44Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 10 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.1/15
claims [AVM +5.0% (HIGH), sold-comps +2.6%, £/sqft +2.6%] → measured edge +0.43pp 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 9 Nov 2026
- valuation_snapshotsestimate for 100050997973· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 16.7%· as of 10 Nov 2026
Rental economics30.3/40
gross yield 8.8%; range width penalty ×0.99
- valuation_snapshotsrent estimate 1400/mo (range 1350-1500)· as of 9 Nov 2026· verify before relying on this
Stress margin7/30
stressed cash flow +97/mo, +7% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 115 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
329 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 sensitivityScores 70+ up to £166,000

£142,500£218,500

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£190,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,350-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £59,600
Net cash flow: £328/mo
Cash on cash: 6.6%
Score at this price: 54

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.18 - 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 100050997973Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 16.7%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1400/mo (range 1350-1500)Rental economics · as of 9 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

Rental economics needs verification before you rely on it
rent estimate 1400/mo (range 1350-1500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 115 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 →flood, subsidence, crime, environment - the full domain

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. Set your walk-away price before viewing - above £166,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£200,000

Rent Estimate (pcm)£1,400

Gross Yield8.84%

1y Growth-

3y Growth+3.2%

5y Growth+5.0%

10y Growth+5.9%

Last Sold Price£115,000 (2014-11-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0S5 9GL

Approval Rate

-12mo

Development

low

26/03152/LD2
Application for a Lawful Development Certificate for erection of single-storey rear extension to dwellinghouse (Application under Section 192)
Pending
26/03088/FUL
Erection of three storey apartment block comprising 12 flats, and 62 dwellinghouses, with associated access, parking, landscaping, drainage infrastructure and other ancillary works
Pending
26/03061/HPN
Single-storey rear extension - the extension will be 3.85 metres from the rear of the original dwellinghouse, ridge height no more than 4 metres and height to the eaves of 3 metres
Approved

View Planning Timeline

Ownership

Corporate Ownership60.7%
Overseas OwnershipNo
Lease Term Remaining711 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-11-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,816

Population Density-

Owner Occupied63%

Age Distribution

0-15 20%16-64 63%65+ 17%

View Area Profile

Schools Nearby

Monteney Primary School
0.3 mi
GoodConcerns
Lotus Academy
0.4 mi
Inspected as Holgate Meadows School (URN 126712) on 23 Mar 2022
Ecclesfield Primary School
0.5 mi
Good
Hartley Brook Primary School
0.6 mi
Good

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

41 Hillside Avenue
-
£210k
-
2 Hillside Avenue
-
£170k
-
20 Hillside Avenue
-
£198k
-
26 Hillside Avenue
-
£166k
-

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