Woodland View, Waddingworth Road, Bucknall, Woodhall Spa, LN10 5EG

UPRN:10008525213Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band DEPC: D (64)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Woodland View, Waddingworth Road, Bucknall, Woodhall Spa, LN10 5EG

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£643,000

£579k - £708kMedium

Estimate

£643k

Range

£579k – £708k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

3.28%

Verdict

Derived from HomePortfolio scores

Woodland View earns an INVESTIGATE rating with HP Score 54/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (0/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

54/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 10Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 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 -8.1% (MEDIUM), sold-comps -43.0%, £/sqft -42.9%] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10008525213· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 23.3%· as of 29 Sept 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.67
- valuation_snapshotsrent estimate 1900/mo (range 1650-2150)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,666/mo, -88% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 96 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 10 Nov 2026
Risk & liquidity12.8/15
79 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

£521,000£799,000

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£695,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,650-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £234,550
Net cash flow: -£1,030/mo
Cash on cash: -5.3%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.81 - 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 10008525213Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 23.3%Valuation edge · as of 29 Sept 2026
valuation_snapshotsrent estimate 1900/mo (range 1650-2150)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 1900/mo (range 1650-2150)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 96 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. 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£643,000

Rent Estimate (pcm)£1,900

Gross Yield3.28%

1y Growth-

3y Growth-2.0%

5y Growth+1.3%

10y Growth+3.8%

Last Sold Price£617,000 (2023-03-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0LN10 5EG

Approval Rate

-12mo

Development

low

S/193/00434/24
Planning Permission - Erection of 1no. house and detached double garage.
Pending
S/193/00839/21
Planning Permission - Erection of an agricultural workshop and store.
Approved
S/193/00514/21
Determination of whether or not prior approval is required for the siting, design and external appearance of the farm building to be erected.
Approved

View Planning Timeline