Flat 53, Homewater House, Hulbert Road, Waterlooville, PO7 7JY

UPRN:100061998751Flat/Maisonette1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: -EPC: B (82)

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

Flat 53, Homewater House, Hulbert Road, Waterlooville, PO7 7JY

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£70,000

£66k - £73kHigh

Estimate

£70k

Range

£66k – £73k

Rent Estimate (pcm)

£400

£400 - £450

Monthly

£400

Yield

7.11%

Verdict

Derived from HomePortfolio scores

Flat 53 earns an INVESTIGATE rating with HP Score 58/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (80/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

65/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

80/ 100

High

Transit & Bike

Transit 18Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +3.6% (HIGH), sold-comps +17.7%, £/sqft +17.8%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 100061998751· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%· as of 1 Nov 2026
Rental economics34/40
gross yield 9.2% on contractual rent (listing-disclosed tenancy); contractual 655/mo far above the 400/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 655/mo (tenanted)· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -33/mo, -6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 143 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 & liquidity14.6/15
490 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

£50,500£77,500

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£67,500

At the asking price

Monthly rent£400/mo

Evidenced range £400-£450

Interest rate5.4%

Loan to value75%

Cash required: £21,550
Net cash flow: £49/mo
Cash on cash: 2.7%
Score at this price: 51

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - 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 100061998751Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%Valuation edge · as of 1 Nov 2026
listing_factscontractual rent 655/mo (tenanted)Rental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
contractual rent 655/mo (tenanted)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£70,000

Rent Estimate (pcm)£400

Gross Yield7.11%

1y Growth-14.3%

3y Growth+1.0%

5y Growth+1.2%

10y Growth+3.0%

Last Sold Price£29,000 (1996-08-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0PO7 7JY

Approval Rate

-12mo

Development

low

APP/26/00749
7 No. Quercus Robur (T1, T2, T3, T4, T5, T6, T8) - 15% Crown Thin and removal of deadwood. 1 No. Fagus Silvatica (T7) - 15% Crown Thin and removal of deadwood. Trees subject to TPO 1349
Approved
APP/26/00743
Double storey side extension
Pending
APP/26/00740
Change of use to mixed use development, comprising retention of ground floor commercial unit (Class E) at part ground floor; and conversion and extension of rear ground floor and upper floors to 5no. self-contained studio flats.
Pending

View Planning Timeline