3 Harris Gardens, Upper Rissington, Cheltenham, GL54 2QY

UPRN:10006837301Detached House5 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: E (50)

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

3 Harris Gardens, Upper Rissington, Cheltenham, GL54 2QY

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

£846,000

£803k - £888kHigh

Estimate

£846k

Range

£803k – £888k

Rent Estimate (pcm)

£3,400

£3k - £4k

Monthly

£3,400

Yield

4.53%

Verdict

Derived from HomePortfolio scores

3 Harris Gardens earns an INVESTIGATE rating with HP Score 64/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (28/100). 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

64/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

3/ 100

Low

Walkability

28/ 100

Low

Transit & Bike

Transit 12Bike 20

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£900,000

At the asking price

Monthly rent£3,400/mo

Evidenced range £3,050-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£684/mo
Cash on cash: -2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£846,000

Rent Estimate (pcm)£3,400

Gross Yield4.53%

1y Growth-

3y Growth+0.4%

5y Growth+1.4%

10y Growth+2.9%

Last Sold Price£575,000 (2017-04-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GL54 2QY

Approval Rate

-12mo

Development

low

26/02939/TPO
T1 - Horse Chestnut Tree - Remove lowest limb towards house, reduce overall size by 25% T2 - Eucalyptus - Rear garden - Fell and replace
Approved
26/02932/COMPLY
Compliance with condition 3 (Materials) of permission 24/03740/FUL - Erection of a self-build dwelling
Pending
26/02814/FUL
Change of use of land to create additional residential land, erection of single-storey side extension with glazed link, front door canopy, rooflights and double carport with associated works
Pending

View Planning Timeline

Ownership

Corporate Ownership71%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-04-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,927

Population Density-

Owner Occupied74%

Age Distribution

0-15 27%16-64 65%65+ 8%

View Area Profile

Schools Nearby

The Rissington School
1.5 mi
Good
The Cotswold Academy
2.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Bourton-on-the-Water Primary School
2.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bledington Primary School
3.3 mi
Good

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

View All Schools

Comparables

View All

2 Harris Gardens
-
£515k
-
3 Harris Gardens
-
£575k
-
1 Harris Gardens
-
£350k
-
1 Harris Gardens
-
£300k
-

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