12 Windgate Hill, Conisbrough, Doncaster, DN12 3EH

UPRN:10006629013Detached House5 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band FEPC: B (82)

Data freshness:Listing· freshPrice Paid· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

12 Windgate Hill, Conisbrough, Doncaster, DN12 3EH

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£566,000

£538k - £594kHigh

Estimate

£566k

Range

£538k – £594k

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

7.96%

Verdict

Derived from HomePortfolio scores

12 Windgate Hill earns an INVESTIGATE rating with HP Score 77/100. Investment score 77/100 reflects strong 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)Defra 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

77/ 100

Strong

Investment Score

77/ 100

High

Crime Score

18/ 100

Moderate

Walkability

49/ 100

Mixed

Transit & Bike

Transit 22Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM +2.8% (HIGH), sold-comps -29.1%, £/sqft -29.1%] → measured edge +0.00pp 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 10006629013· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.1%· as of 3 Nov 2026
Rental economics22.6/40
gross yield 8.0%; range width penalty ×0.95
- valuation_snapshotsrent estimate 3650/mo (range 3400-3850)· as of 9 Oct 2026· verify before relying on this
Stress margin6.4/30
stressed cash flow +232/mo, +6% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 139 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 30 Oct 2026
Risk & liquidity14.7/15
225 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 £440,000

£412,500£632,500

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£549,995

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,400-£3,850

Interest rate5.4%

Loan to value75%

Cash required: £183,799
Net cash flow: £671/mo
Cash on cash: 4.4%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.97 - 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 10006629013Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.1%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 3650/mo (range 3400-3850)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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
rent estimate 3650/mo (range 3400-3850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 139 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. Set your walk-away price before viewing - above £440,000 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£566,000

Rent Estimate (pcm)£3,650

Gross Yield7.96%

1y Growth-

3y Growth+7.3%

5y Growth+4.2%

10y Growth+3.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2DN12 3EH

Approval Rate

-12mo

Development

low

26/01834/COND
Consent, agreement or approval required by conditions 2 (Waste Management Plan) and 3 (Secure Cycle Storage) of application 26/01408/COU
Pending
26/01895/CPL
Certificate of proposed lawful use for a single storey extension to the nursery, replace all cladding, internal alterations and new windows/doors.
Pending
26/01770/COND
Consent, agreement or approval required by conditions 4 (Drainage Details), 5 (Waste Water), 6 (Surface Water), 7 (CEMP), 8 (Invasive Species), 10 (Ecological Enhancement Plan), 11 (Landscaping Plan), 12 (Contaminated Land Assessment), 13 (Contamination), 14 (Imported Materials), 18 (Construction Method Statement) of planning application 25/01532/FUL
Pending

View Planning Timeline

Ownership

Corporate Ownership66.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

26 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,119

Population Density314 /km²

Owner Occupied90%

Age Distribution

0-15 13%16-64 58%65+ 29%

View Area Profile

Schools Nearby

Castle Academy
0.4 mi
Good
De Warenne Academy
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rowena Academy
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Morley Place Academy
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

7 Windgate Hill
-
£269k
-
8 Windgate Hill
-
£350k
-
14 Windgate Hill
-
£490k
-
Hargallio Windgate Hill
-
£167k
-

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