23 Tinkers Lane, Sawtry, Huntingdon, PE28 5TE

UPRN:100090122155Detached House5 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band EEPC: C (69)

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

23 Tinkers Lane, Sawtry, Huntingdon, PE28 5TE

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£458,000

£435k - £480kHigh

Estimate

£458k

Range

£435k – £480k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

5.29%

Verdict

Derived from HomePortfolio scores

23 Tinkers Lane earns an INVESTIGATE rating with HP Score 57/100. Investment score 54/100 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 39Bike 45

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£465,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £154,050
Net cash flow: -£150/mo
Cash on cash: -1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - 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£458,000

Rent Estimate (pcm)£2,050

Gross Yield5.29%

1y Growth-

3y Growth-2.8%

5y Growth-0.9%

10y Growth+2.6%

Last Sold Price£185,000 (2000-09-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE28 5TE

Approval Rate

-12mo

Development

low

CCC/26/103/DCON
Application for the discharge of Condition 11 (Bird and Bat Boxes) of Planning Permission CCC/26/028/FUL.
Pending
26/01959/FUL
Erection of three dwellings with associated access, parking and landscaping.
Pending
26/80251/COND
Discharge of Condition 9 (Archaeology), 10 (Foul Water Drainage) and 14 (Cycle and Bin Storage) of 25/01761/FUL.
Conditions

View Planning Timeline

Ownership

Corporate Ownership82.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2000-09-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,375

Population Density3,056 /km²

Owner Occupied52%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

Sawtry Village Academy
0.3 mi
Good
Sawtry Infants' School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Sawtry Junior Academy
0.5 mi
Good
Holme CofE Primary School
2.8 mi
Good

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

View All Schools

Comparables

View All

11 Tinkers Lane
-
£525k
-
39 Tinkers Lane
-
£518k
-
35 Tinkers Lane
-
£500k
-
21A Tinkers Lane
-
£380k
-

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