Tower View, 2 Castle Lane, Warwick, CV34 4BU

UPRN:100070259683Semi-Detached House4 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Tower View, 2 Castle Lane, Warwick, CV34 4BU

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£525,000

£498k - £551kHigh

Estimate

£525k

Range

£498k – £551k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

4.69%

Verdict

Derived from HomePortfolio scores

Tower View earns an INVESTIGATE rating with HP Score 73/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (94/100). 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 SourcesPortal listingsOfcom Connected NationsMarket 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

73/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

52/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 25Bike 66

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 edge0/15
claims [AVM +0.0% (HIGH)] → 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 10 Nov 2026
- valuation_snapshotsestimate for 100070259683· as of 10 Nov 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.76
- valuation_snapshotsrent estimate 2050/mo (range 1800-2250)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -838/mo, -41% 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), 150 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 & liquidity14.6/15
409 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

£394,000£604,000

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£525,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,800-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: -£353/mo
Cash on cash: -2.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.16 - below 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 100070259683Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 2050/mo (range 1800-2250)Rental economics · as of 10 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 2050/mo (range 1800-2250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 150 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£525,000

Rent Estimate (pcm)£2,050

Gross Yield4.69%

1y Growth-

3y Growth+0.3%

5y Growth+1.4%

10y Growth+2.1%

Last Sold Price£392,500 (2022-08-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CV34 4BU

Approval Rate

-12mo

Development

low

W/26/1630/TCA
T1 - Acer - prune back selected branches by up to 2m from branch tips to allow more light to penetrate trees beneath. T2, T3, T4 - Yew - Prune back lower branches by up to 2m to allow more light to penetrate garden. T5 - Sycamore - Perform an overall crown reduction and shaping by up to 2.5m from branch tips. T6 T7 - Yew - Perform an overall crown reduction and shaping by up to 2.5m from branch tips N.B Access in garden is narrow to take photos of some of the trees so some of the photos are fairly close up as getting a full view of the trees wasnt possible.
Pending
W/26/1630
T1 - Acer - Prune back selected branches by up to 2m from branch tips T2, T3, T4 - Yew - Prune back lower branches by up to 2m T5 - Sycamore - Perform an overall crown reduction and shaping by up to 2.5m from branch tips T6 & T7 - Yew - Perform an overall crown reduction and shaping by up to 2.5m from branch tips
Pending
W/26/1605/TCA
T1 - Silver Birch - Reduce by up to 30% inline with BS3998, tree is approx. 20m tall and approx. 15m wide - Reduce the height to between 16-17m and reduce the width to be approx 12-13m
Pending

View Planning Timeline

Ownership

Corporate Ownership65.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-08-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,797

Population Density-

Owner Occupied78%

Age Distribution

0-15 13%16-64 55%65+ 32%

View Area Profile

Schools Nearby

Westgate Primary School
0.2 mi
Inspected as Westgate Primary School (URN 125559) on 4 Jul 2023
Warwick Nursery School
0.4 mi
Good
St Mary Immaculate Catholic Primary Academy
0.5 mi
Inspected as St Mary Immaculate Catholic Primary School (URN 125717) on 3 Dec 2024
Warwick Preparatory School
0.5 mi
Inspected by ISI

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Castle Lane
-
£393k
-
24A Castle Lane
-
£405k
-
8 Castle Lane
-
£295k
-
6 Castle Lane
-
£295k
-

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