Box Tree Barn, High Street, Lockton, Pickering, YO18 7PY

UPRN:10007635654Detached House4 bedsBuilt 2007-2011

Tenure: -Council Tax: -EPC: D (64)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Box Tree Barn, High Street, Lockton, Pickering, YO18 7PY

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,277,000

£1.02M - £1.53MLow

Estimate

£1.28M

Range

£1.02M – £1.53M

Rent Estimate (pcm)

£4,300

£4k - £5k

Monthly

£4,300

Yield

5.46%

Verdict

Derived from HomePortfolio scores

Box Tree Barn earns an INVESTIGATE rating with HP Score 49/100. Investment score 50/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (11/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

49/ 100

Mixed

Investment Score

50/ 100

Mixed

Crime Score

10/ 100

Low

Walkability

11/ 100

Low

Transit & Bike

Transit 3Bike 25

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics2.6/40
gross yield 5.5%; range width penalty ×0.71; the estimate this rent rides on sits 26% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4300/mo (range 3750-4800)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 26% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -956/mo, -22% 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
Risk & liquidity9.2/15
142 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£945,000

At the asking price

Monthly rent£4,300/mo

Evidenced range £3,750-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £323,050
Net cash flow: -£212/mo
Cash on cash: -0.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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_snapshotsrent estimate 4300/mo (range 3750-4800)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 26% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 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
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4300/mo (range 3750-4800)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,277,000

Rent Estimate (pcm)£4,300

Gross Yield5.46%

1y Growth-

3y Growth+0.7%

5y Growth+1.0%

10y Growth+2.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0YO18 7PY

Approval Rate

-12mo

Development

low

ADV/2026/00224
advertisement consent for the continued display of 1 no. non-illuminated fascia sign
Approved
HP/2026/00225
installation of replacement uPVC double glazed windows (excluding two kitchen windows at the rear) and reinstatement of two stone sills to ground floor windows
Conditions
NYM/2026/0112
Trees in Conservation Area - Large fir tree in rear garden, to fell
Approved

View Planning Timeline

Ownership

Corporate Ownership82.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,683

Population Density-

Owner Occupied76%

Age Distribution

0-15 12%16-64 56%65+ 32%

View Area Profile

Schools Nearby

Lady Lumley's Academy
4.4 mi
Good
Pickering Community Infant School
4.5 mi
Good
Thornton Dale CofE Primary School
4.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Joseph's Catholic Primary School - a Catholic voluntary academy
4.6 mi
Good

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

View All Schools

Comparables

View All

Chestnut Cottage
-
£300k
-
The Old School
-
£162k
-
2 Moor View
-
£235k
-
Sunnyside
-
£238k
-

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