Sycamore House, West Hill, Uttoxeter, ST14 8BN

UPRN:10009258693Detached House4 bedsBuilt 2003-2006

Tenure: -Council Tax: Band FEPC: C (75)

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

Sycamore House, West Hill, Uttoxeter, ST14 8BN

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£481,000

£385k - £578kLow

Estimate

£481k

Range

£385k – £578k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

3.92%

Verdict

Derived from HomePortfolio scores

Sycamore House earns an INVESTIGATE rating with HP Score 69/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (41/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

32/ 100

Moderate

Walkability

41/ 100

Mixed

Transit & Bike

Transit 21Bike 31

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£475,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,400-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£530/mo
Cash on cash: -4.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.97 - below 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£481,000

Rent Estimate (pcm)£1,550

Gross Yield3.92%

1y Growth-

3y Growth+2.8%

5y Growth+2.5%

10y Growth+4.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0ST14 8BN

Approval Rate

-12mo

Development

low

P/2026/01123
Discharge of condition number 3 (Materials) of planning permission P/2023/00231 relating to the conversion and alterations to existing building to form dwelling.
Pending
P/2026/01054
Discharge of condition number 3 of planning permission P/2026/00386 relating to Change of use of first and second floors to 2 bedsits.
Pending
P/2026/00993
Reduce back to original points of two Willow trees (T1 & T2), reduce to 8m of two Poplar trees (T3 & T4) and remove dead tops of one Poplar tree (T5)
Approved

View Planning Timeline

Ownership

Corporate Ownership73.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,517

Population Density367 /km²

Owner Occupied66%

Age Distribution

0-15 15%16-64 61%65+ 24%

View Area Profile

Schools Nearby

Picknalls First School
0.4 mi
Good
St Joseph's Catholic Primary School
0.5 mi
OutstandingImproving
The Manor School
0.5 mi
-
Thomas Alleyne's High School
0.6 mi
Inspected as Thomas Alleyne's High School (URN 124430) on 10 Feb 2016

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

18 Westhill
-
£230k
-
Orchard House Westhill
-
£525k
-
20 Westhill
-
£165k
-
22 Westhill
-
£146k
-

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