Combrook House, Spring Lane, Combrook, Warwick, CV35 9HN

UPRN:100071250323Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: Band HEPC: F (32)

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

Combrook House, Spring Lane, Combrook, Warwick, CV35 9HN

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£2,053,000

£1.64M - £2.46MLow

Estimate

£2.05M

Range

£1.64M – £2.46M

Rent Estimate (pcm)

£7,050

£6k - £8k

Monthly

£7,050

Yield

2.60%

Verdict

Derived from HomePortfolio scores

Combrook House earns an INVESTIGATE rating with HP Score 53/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (3/100). 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

53/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

3/ 100

Low

Transit & Bike

Transit 3Bike 19

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£3,250,000

At the asking price

Monthly rent£7,050/mo

Evidenced range £6,300-£7,800

Interest rate5.4%

Loan to value75%

Cash required: £1,280,050
Net cash flow: -£6,088/mo
Cash on cash: -5.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.64 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£2,053,000

Rent Estimate (pcm)£7,050

Gross Yield2.60%

1y Growth-

3y Growth-0.0%

5y Growth+1.4%

10y Growth+2.1%

Last Sold Price£1,400,000 (2014-04-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0CV35 9HN

Approval Rate

-12mo

Development

low

26/02638/FUL
Retrospective listed building consent and planning applications for alterations to existing rear extension, replacement windows and door and renewal of roof coverings
Pending
26/02640/LBC
Retrospective listed building consent and planning applications for alterations to existing rear extension, replacement windows and door and renewal of roof coverings
Pending
26/02512/TREE
-G1 Leylandi and Privet hedgerow - Reduce height to approximately 2.5m above ground level
Pending

View Planning Timeline

Ownership

Corporate Ownership74.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-04-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,847

Population Density-

Owner Occupied65%

Age Distribution

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

View Area Profile

Schools Nearby

Kineton Church of England Primary School
1.8 mi
Inspected as Kineton CofE (VA) Primary School (URN 125692) on 14 Mar 2017
Kineton High School
2.3 mi
Good
Moreton Morrell CofE Primary School
2.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wellesbourne CofE Primary School
2.7 mi
Good

7 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Oak House, 37 Spring Lane
-
£1.00M
-
The Willows Spring Lane
-
£590k
-
Red Holm Spring Lane
-
£665k
-
Oak House, 37 Spring Lane
-
£900k
-

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