18 Kiln Court, Kirk Sandall, Doncaster, DN3 1ST

UPRN:10006628024Purpose Built Flat2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band AEPC: C (79)

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

18 Kiln Court, Kirk Sandall, Doncaster, DN3 1ST

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£102,000

£97k - £108kHigh

Estimate

£102k

Range

£97k – £108k

Rent Estimate (pcm)

£550

£500 - £600

Monthly

£550

Yield

5.37%

Verdict

Derived from HomePortfolio scores

18 Kiln Court earns an INVESTIGATE rating with HP Score 76/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (40/100). 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

76/ 100

Strong

Investment Score

75/ 100

High

Crime Score

10/ 100

Low

Walkability

40/ 100

Mixed

Transit & Bike

Transit 25Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 13 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 -20.6% (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 9 Nov 2026
- valuation_snapshotsestimate for 10006628024· as of 9 Nov 2026
Rental economics2.4/40
gross yield 5.4%; range width penalty ×0.84
- valuation_snapshotsrent estimate 550/mo (range 500-600)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -245/mo, -44% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 97 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 13 Nov 2026
Risk & liquidity14.5/15
361 sales/12mo in area; valuation range width 11%
- 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

£92,000£141,500

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£123,000

At the asking price

Monthly rent£550/mo

Evidenced range £500-£600

Interest rate5.4%

Loan to value75%

Cash required: £38,200
Net cash flow: -£34/mo
Cash on cash: -1.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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 10006628024Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 550/mo (range 500-600)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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 550/mo (range 500-600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 97 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£102,000

Rent Estimate (pcm)£550

Gross Yield5.37%

1y Growth+19.7%

3y Growth+3.5%

5y Growth+4.2%

10y Growth+3.8%

Last Sold Price£97,500 (2026-06-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DN3 1ST

Approval Rate

-12mo

Development

low

26/02109/COND
Consent, approval or agreement required by conditions 12 (Pre-occ - Highways - Individual accesses), 17 (Pre occ - Play Areas details) and 21 (Pre occ - Highways - Travel Plan) of planning application 23/02642/FULM
Pending
26/01811/PDE
Prior approval for the erection of a single-storey rear extension extending 6.0m from the rear elevation of the original dwellinghouse, with a maximum height of 2.85m and an eaves height of 2.85m
Approved
26/01461/FUL
Erection of rear extension above existing single storey extension
Approved

View Planning Timeline

Ownership

Corporate Ownership48.3%
Overseas OwnershipNo
Lease Term Remaining114 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2026-06-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,119

Population Density-

Owner Occupied86%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

Kirk Sandall Junior School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kirk Sandall Infant School
0.6 mi
Good
Barnby Dun Primary Academy
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Canon Popham CofE Primary Academy
0.8 mi
Good

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

158 Kiln Court
-
£120k
-
18 Kiln Court
-
£98k
-
146 Kiln Court
-
£167k
-
48 Kiln Court
-
£234k
-

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