8 Elliston Grove, Leamington Spa, CV31 1YN

UPRN:100070244010Semi-Detached House2 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band BEPC: D (67)

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

8 Elliston Grove, Leamington Spa, CV31 1YN

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£286,000

£272k - £300kHigh

Estimate

£286k

Range

£272k – £300k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

9.12%

Verdict

Derived from HomePortfolio scores

8 Elliston Grove earns an INVESTIGATE rating with HP Score 79/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (78/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

78/ 100

High

Transit & Bike

Transit 30Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 11 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge1/15
claims [AVM +12.6% (HIGH), sold-comps +1.2%, £/sqft +1.2%] → measured edge +0.19pp 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 14 Nov 2026
- valuation_snapshotsestimate for 100070244010· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13%· as of 30 Oct 2026
Rental economics32.6/40
gross yield 9.1%; range width penalty ×0.99
- valuation_snapshotsrent estimate 1900/mo (range 1800-2000)· as of 14 Nov 2026· verify before relying on this
Stress margin11.1/30
stressed cash flow +212/mo, +11% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 11 Nov 2026
Risk & liquidity14.7/15
366 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 80+ up to £187,500

£187,500£287,500

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£250,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,800-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: £472/mo
Cash on cash: 7.2%
Score at this price: 59

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.25 - 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 100070244010Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 1900/mo (range 1800-2000)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 1900/mo (range 1800-2000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 47 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 →flood, subsidence, crime, environment - the full domain

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 £187,500 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£286,000

Rent Estimate (pcm)£1,900

Gross Yield9.12%

1y Growth-18.6%

3y Growth+1.1%

5y Growth+1.8%

10y Growth+2.3%

Last Sold Price£206,500 (2019-01-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CV31 1YN

Approval Rate

-12mo

Development

low

W/26/1623
Application for a Lawful Development Certificate for the proposed erection of a hip to gable roof extension and rear box dormer, as shown on drawing no. 002 and 003, received on 05/11/2026.
Pending
W/26/1581
Application for lawful development certificate for a proposed hip-to-gable roof extension and addition of 1.no rear roof dormer as shown on drawings, 678-00-200 & 678-00-201 , submitted 29.10.2026 with materials to match the appearance of the existing dwellinghouse.
Pending
W/26/1577/TCA
T1 x Lime - Approx 40-50% shaped pollard leaving a resultant height of approx. 8-10m T6 & T7 Maple - Crown reduction by approx. 2-3m and crown lift to approx 8ft
Pending

View Planning Timeline

Ownership

Corporate Ownership69.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-01-07
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£39,797

Population Density4,247 /km²

Owner Occupied67%

Age Distribution

0-15 16%16-64 68%65+ 16%

View Area Profile

Schools Nearby

Campion School
0.2 mi
Good
Sydenham Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Whitnash Nursery School
0.4 mi
Outstanding
St Anthony's Catholic Primary Academy
0.4 mi
Inspected as St Anthony's Catholic Primary School (URN 125716) on 6 Dec 2023

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

View All Schools

Comparables

View All

17 Elliston Grove
-
£240k
-
11 Elliston Grove
-
£295k
-
12 Elliston Grove
-
£215k
-
8 Elliston Grove
-
£207k
-

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