5 Westbourne Road, Solihull, B92 8AS

UPRN:100071017884Semi-Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (59)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£553,000

£498k - £609kMedium

Estimate

£553k

Range

£498k – £609k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

6.32%

Verdict

Derived from HomePortfolio scores

5 Westbourne Road earns an INVESTIGATE rating with HP Score 80/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (75/100). 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 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

80/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

75/ 100

High

Transit & Bike

Transit 2Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +14.1% (MEDIUM), sold-comps +11.0%, £/sqft +11.0%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 100071017884· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 15%· as of 27 Oct 2026
Rental economics8.8/40
gross yield 6.3%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2500/mo (range 2250-2700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -296/mo, -12% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 66 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 & liquidity12.8/15
401 sales/12mo in area; valuation range width 20%
- 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

£356,000£546,000

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£475,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: £128/mo
Cash on cash: 1.0%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.56 - 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 100071017884Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 15%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2250-2700)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2500/mo (range 2250-2700)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 66 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£553,000

Rent Estimate (pcm)£2,500

Gross Yield6.32%

1y Growth-

3y Growth+1.7%

5y Growth+2.4%

10y Growth+3.5%

Last Sold Price£250,000 (2007-05-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0B92 8AS

Approval Rate

-12mo

Development

low

PL/2026/01974/TCA
1No Cedar Tree - Fell to ground level
Pending
PL/2026/01897/MINFHO
Retention of a single storey front and rear and double storey side and rear and loft with dormer. With pitch roof to single storey rear and Juliet balconies at first floor and dormer.
Pending
PL/2026/01844/TCA
T002805 Oak tree - Fell and remove due to decay.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-05-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,672

Population Density4,592 /km²

Owner Occupied94%

Age Distribution

0-15 19%16-64 61%65+ 20%

View Area Profile

Schools Nearby

Oak Cottage Primary School
0.5 mi
Inspected as Oak Cottage Primary School (URN 104056) on 18 Sep 2019
Our Lady of Compassion Catholic Primary School
0.5 mi
Good
Kineton Green Primary School
0.6 mi
Inspected as Kineton Green Primary School (URN 104048) on 9 Jan 2020
Langley School
0.6 mi
Good

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

View All Schools

Comparables

View All

7 Westbourne Road
-
£490k
-
3 Westbourne Road
-
£428k
-
7 Westbourne Road
-
£393k
-
3 Westbourne Road
-
£315k
-

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