4 Llanberis Cottages, 17 College Road, Ash Vale, Aldershot, GU12 5BY

UPRN:10007065533End Terrace House3 bedsBuilt -

FreeholdCouncil Tax: -EPC: D (58)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

4 Llanberis Cottages, 17 College Road, Ash Vale, Aldershot, GU12 5BY

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

15 of 21 sources

Sale Estimate

£439,000

£417k - £461kHigh

Estimate

£439k

Range

£417k – £461k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

6.21%

Verdict

Derived from HomePortfolio scores

4 Llanberis Cottages earns an INVESTIGATE rating with HP Score 79/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (70/100). 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 listingsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

70/ 100

High

Transit & Bike

Transit 16Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +3.2% (HIGH), sold-comps -0.5%, £/sqft -0.6%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10007065533· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.3%· as of 1 Nov 2026
Rental economics9/40
gross yield 6.2%; range width penalty ×0.93
- valuation_snapshotsrent estimate 2200/mo (range 2050-2350)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -306/mo, -14% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 69 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 3 Nov 2026
Risk & liquidity14.6/15
312 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,050-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: £89/mo
Cash on cash: 0.8%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.53 - 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 10007065533Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.3%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2200/mo (range 2050-2350)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 2200/mo (range 2050-2350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 69 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£439,000

Rent Estimate (pcm)£2,200

Gross Yield6.21%

1y Growth-

3y Growth+0.4%

5y Growth+1.7%

10y Growth+2.8%

Last Sold Price£352,000 (2020-07-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GU12 5BY

Approval Rate

-12mo

Development

low

26/T/00256
Ash Tree: Fell/Removal. Reason: showing clear and significant symptoms consistent with ash dieback (Hymenoscyphus fraxineus). Removal will eliminate the developing safety risk and allow the site to be managed appropriately (TPO No 1 of 2006)
Pending
26/P/01245
Certificate of lawfulness for proposed development to establish whether the construction of a single storey rear extension following demolition of existing conservatory is lawful.
Approved
26/P/01216
Certificate of lawfulness for proposed development to establish whether a loft conversion with the introduction of velux windows is lawful.
Rejected

View Planning Timeline

Ownership

Corporate Ownership62.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2020-07-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density1,786 /km²

Owner Occupied88%

Age Distribution

0-15 14%16-64 59%65+ 27%

View Area Profile

Schools Nearby

Shawfield Primary School
0.2 mi
Good
Ash Grange Nursery and Primary School
0.4 mi
-
Walsh CofE Infant School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Walsh CofE Junior School
0.8 mi
Inspected as Walsh CofE Junior School (URN 125156) on 14 Jun 2022

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

View All Schools

Comparables

View All

17 College Road
-
£352k
-
17 College Road
-
£245k
-
16 College Road
-
£240k
-
16 College Road
-
£124k
-

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