55 Willmore Grove, Birmingham, B38 9RE

UPRN:100070564438Flat/Maisonette1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band AEPC: C (74)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£72,000

£68k - £75kHigh

Estimate

£72k

Range

£68k – £75k

Rent Estimate (pcm)

£600

£550 - £600

Monthly

£600

Yield

10.29%

Verdict

Derived from HomePortfolio scores

55 Willmore Grove earns an INVESTIGATE rating with HP Score 69/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (47/100). 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

69/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

47/ 100

Mixed

Transit & Bike

Transit 51Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +2.8% (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 Oct 2026
- valuation_snapshotsestimate for 100070564438· as of 10 Oct 2026
Rental economics40/40
gross yield 10.3%; range width penalty ×1.00
- valuation_snapshotsrent estimate 600/mo (range 550-600)· as of 10 Oct 2026· verify before relying on this
Stress margin2.6/30
stressed cash flow +16/mo, +3% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 282 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 4 Nov 2026
Risk & liquidity14.7/15
202 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 £52,500

£52,500£80,500

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£70,000

At the asking price

Monthly rent£600/mo

Evidenced range £550-£600

Interest rate5.4%

Loan to value75%

Cash required: £22,300
Net cash flow: £179/mo
Cash on cash: 9.6%
Score at this price: 57

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.54 - 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 100070564438Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 600/mo (range 550-600)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 600/mo (range 550-600)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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 £52,500 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£72,000

Rent Estimate (pcm)£600

Gross Yield10.29%

1y Growth-

3y Growth+4.5%

5y Growth+2.1%

10y Growth+4.0%

Last Sold Price£19,950 (1996-03-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2B38 9RE

Approval Rate

-12mo

Development

low

2026/05761/PA
Erection of single storey rear extension and garage conversion to habitable room.
Pending
2026/05374/PA
Erection of single storey rear extension
Pending
2026/05266/PA
Application for Lawful Development Certificate for proposed conversion of existing garage into habitable room
Pending

View Planning Timeline

Ownership

Corporate Ownership64.1%
Overseas OwnershipNo
Lease Term Remaining55 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1996-03-29
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£30,180

Population Density3,527 /km²

Owner Occupied48%

Age Distribution

0-15 21%16-64 62%65+ 17%

View Area Profile

Schools Nearby

Ark Kings Academy
0.2 mi
Good
St Paul's Catholic Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hawkesley Church Primary Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kings Norton Primary School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

54 Willmore Grove
-
£145k
-
54 Willmore Grove
-
£145k
-
27 Willmore Grove
-
£63k
-
15 Willmore Grove
-
£138k
-

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