The Willows, 13 Godwit Close, Whittlesey, Peterborough, PE7 1NZ

UPRN:100090074396Terrace Property2 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band AEPC: E (52)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

The Willows, 13 Godwit Close, Whittlesey, Peterborough, PE7 1NZ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£159,000

£151k - £167kHigh

Estimate

£159k

Range

£151k – £167k

Rent Estimate (pcm)

£800

£750 - £850

Monthly

£800

Yield

6.00%

Verdict

Derived from HomePortfolio scores

The Willows earns an INVESTIGATE rating with HP Score 64/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (21/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

21/ 100

Low

Transit & Bike

Transit 33Bike 36

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£160,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£850

Interest rate5.4%

Loan to value75%

Cash required: £50,000
Net cash flow: £14/mo
Cash on cash: 0.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - clears 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£159,000

Rent Estimate (pcm)£800

Gross Yield6.00%

1y Growth-

3y Growth-2.2%

5y Growth+2.0%

10y Growth+3.6%

Last Sold Price£48,500 (2000-09-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0PE7 1NZ

Approval Rate

-12mo

Development

low

F/YR26/3145/COND
Details reserved by condition 11 (surface water run-off) of Planning permission F/YR23/0705/O (Erect up to 249 x dwellings (outline application with matters committed in respect of access) and the formation/works to 2 x accesses)
Pending
F/YR26/0594/F
Conversion of 3 x barns and an outbuilding to form 2 x dwellings and an annexe, and erection of associated garage
Pending
F/YR26/0452/F
Erect a part 2-storey side extension, part single storey rear extension and re-roofing works to existing dwelling involving the demolition of existing extension
Pending

View Planning Timeline

Ownership

Corporate Ownership68%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2000-09-29
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£30,125

Population Density156 /km²

Owner Occupied83%

Age Distribution

0-15 13%16-64 56%65+ 31%

View Area Profile

Schools Nearby

Alderman Jacobs School
0.4 mi
Good
Sir Harry Smith Community College
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
New Road Primary & Nursery School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Park Lane Primary & Nursery School
1.2 mi
Good

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

View All Schools

Comparables

View All

17 Godwit Close
-
£148k
-
9 Godwit Close
-
£163k
-
12 Godwit Close
-
£245k
-
16 Godwit Close
-
£255k
-

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