Rock Cottage, Rock Mill Lane, Leamington Spa, CV32 6AP

UPRN:100071255945Detached House2 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: E (51)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Rock Cottage, Rock Mill Lane, Leamington Spa, CV32 6AP

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£386,000

£366k - £405kHigh

Estimate

£386k

Range

£366k – £405k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

4.65%

Verdict

Derived from HomePortfolio scores

Rock Cottage earns an INVESTIGATE rating with HP Score 76/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (52/100). 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

76/ 100

Strong

Investment Score

59/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

52/ 100

Moderate

Transit & Bike

Transit 12Bike 60

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£387,500

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,350-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £126,925
Net cash flow: -£269/mo
Cash on cash: -2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.15 - 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£386,000

Rent Estimate (pcm)£1,500

Gross Yield4.65%

1y Growth-

3y Growth-1.3%

5y Growth+0.6%

10y Growth+2.4%

Last Sold Price£240,000 (2016-02-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CV32 6AP

Approval Rate

-12mo

Development

low

W/26/1593/TCA
T1 x Mature Apple Tree (Malus domestica) in rear garden - Complete removal of one mature apple tree, to be felled to ground level, including removal of all resulting branches and timber
Pending
W/26/1568/TP
1 x Oak - Crown reduction by shortening the branches by approximately 5.5 metres to all outer parts of the tree
Pending
W/26/1493/TP
G1 x Sycamore - Pollard to previous points, leaving at circa 6m
Pending

View Planning Timeline