The Paddocks, Warwick Road, Black Hill, Stratford-upon-Avon, CV37 0PF

UPRN:100071513413Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: -EPC: D (65)

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

The Paddocks, Warwick Road, Black Hill, Stratford-upon-Avon, CV37 0PF

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,205,000

£1.15M - £1.26MHigh

Estimate

£1.21M

Range

£1.15M – £1.26M

Rent Estimate (pcm)

£4,300

£4k - £5k

Monthly

£4,300

Yield

4.13%

Verdict

Derived from HomePortfolio scores

The Paddocks earns an INVESTIGATE rating with HP Score 66/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (19/100). 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)Defra 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

66/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

19/ 100

Low

Transit & Bike

Transit 5Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -3.7% (HIGH), sold-comps -36.9%, £/sqft -36.9%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 100071513413· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 18.8%· as of 24 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.73
- valuation_snapshotsrent estimate 4300/mo (range 3800-4800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,243/mo, -52% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 252 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 6 Nov 2026
Risk & liquidity14.6/15
591 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£4,300/mo

Evidenced range £3,800-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,242/mo
Cash on cash: -3.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.02 - below 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 100071513413Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 18.8%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 4300/mo (range 3800-4800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 4300/mo (range 3800-4800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 252 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. 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£1,205,000

Rent Estimate (pcm)£4,300

Gross Yield4.13%

1y Growth-

3y Growth-0.3%

5y Growth+0.0%

10y Growth+2.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CV37 0PF

Approval Rate

-12mo

Development

low

26/00117/AMD
Non-material amendment of planning permission 23/01454/FUL. Replace drawing NC/03 with 2025-042-SE01. Addition of a roof lantern.
Approved

View Planning Timeline

Ownership

Corporate Ownership67.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

25 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,847

Population Density-

Owner Occupied74%

Age Distribution

0-15 17%16-64 61%65+ 22%

View Area Profile

Schools Nearby

Snitterfield Primary School
1.2 mi
Good
Hampton Lucy CofE Primary School
2.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Alveston CofE Primary School
2.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Barford St Peter's CofE Primary School
2.7 mi
-

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

View All Schools

Comparables

View All

Blackhill Filling Station Warwick Road
-
£39.85M
-
The Paddock Warwick Road
-
£425k
-

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