12 Forest Grange, Cantley, Doncaster, DN4 6FG

UPRN:10006575781Detached House5 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band EEPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

12 Forest Grange, Cantley, Doncaster, DN4 6FG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£453,000

£430k - £475kHigh

Estimate

£453k

Range

£430k – £475k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

6.21%

Verdict

Derived from HomePortfolio scores

12 Forest Grange earns an INVESTIGATE rating with HP Score 69/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (49/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

49/ 100

Mixed

Transit & Bike

Transit 23Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 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 +4.0% (HIGH), sold-comps +3.5%, £/sqft +3.6%] → 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 10 Nov 2026
- valuation_snapshotsestimate for 10006575781· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.4%· as of 24 Oct 2026
Rental economics9/40
gross yield 6.2%; range width penalty ×0.93
- valuation_snapshotsrent estimate 2250/mo (range 2100-2400)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -311/mo, -14% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 131 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 6 Nov 2026
Risk & liquidity14.7/15
653 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

£326,000£500,000

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£435,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,100-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £143,550
Net cash flow: £90/mo
Cash on cash: 0.7%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.53 - 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 10006575781Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.4%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 2250/mo (range 2100-2400)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 2250/mo (range 2100-2400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 131 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£453,000

Rent Estimate (pcm)£2,250

Gross Yield6.21%

1y Growth-

3y Growth+2.2%

5y Growth+2.3%

10y Growth+2.6%

Last Sold Price£270,000 (2013-11-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DN4 6FG

Approval Rate

-12mo

Development

low

26/02070/TCON
Notice of intention to undertake pruning on a Lime tree, within Bessacarr Conservation area.
Pending
26/02068/5DAY
5 day notice to remove a branch snapped off due to storm damage, tree identified as being T114 of Doncaster Borough Council Tree Preservation Order (No.64) 1991 Bessacarr with Cantley.
Approved
26/02043/TPO
Application to undertake a crown lift over driveways and prune away from property, two Beech trees, identified as being T249 and T250 of Doncaster Borough Council Tree Preservation Order (No.64) 1991 Bessacarr with Cantley (other trees mentioned within this application form are being considered under a separate TCON application)
Pending

View Planning Timeline