Kilncroft, Whitbourne, Worcester, WR6 5RP

UPRN:10009561344Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: F (26)

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

Kilncroft, Whitbourne, Worcester, WR6 5RP

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£647,000

£614k - £679kHigh

Estimate

£647k

Range

£614k – £679k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

3.07%

Verdict

Derived from HomePortfolio scores

Kilncroft earns an INVESTIGATE rating with HP Score 56/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (15/100). 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)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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

56/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

15/ 100

Low

Transit & Bike

Transit 2Bike 25

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 +3.4% (HIGH), sold-comps -37.7%, £/sqft -37.6%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10009561344· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 5.3%· as of 20 Oct 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.64
- valuation_snapshotsrent estimate 1600/mo (range 1350-1800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,591/mo, -99% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 418 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 6 Nov 2026
Risk & liquidity14.6/15
118 sales/12mo in area; valuation range width 10%
- 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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,350-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£1,002/mo
Cash on cash: -5.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.76 - 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 10009561344Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 5.3%Valuation edge · as of 20 Oct 2026
valuation_snapshotsrent estimate 1600/mo (range 1350-1800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1600/mo (range 1350-1800)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 418 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.
2 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£647,000

Rent Estimate (pcm)£1,600

Gross Yield3.07%

1y Growth-

3y Growth+3.7%

5y Growth+3.8%

10y Growth+5.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WR6 5RP

Approval Rate

-12mo

Development

low

P262995/K
T2 - Lawson Cypress : Remove close to ground level. (Height: 5m) (Canopy: 3.5m) (DBH: 30cm)(Distance to AOD: 10m)
Pending
P262396/K
T0767 Western Red Cedar. Large main stem further divides into multiplestems at 8m. Unions at point of division are compression forks with reaction growth visible. Reduce in height by approximately 6m to suitable live point to reduce risk of failure at unions. T0768 Juniper (Juniperus sp.) Immediate Tree divides into multiple stems at 0.5m above ground. Reduce in height by approximately 3m to suitable live point to reduce risk of limb failure, remove rope brace.
Approved
P262225/FH
Demolition of conservatory and replacement with single-storey extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership83.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,361

Population Density39 /km²

Owner Occupied74%

Age Distribution

0-15 12%16-64 57%65+ 31%

View Area Profile

Schools Nearby

Clifton upon Teme Primary School
2.7 mi
Good
Broadwas CofE Aided Primary School
2.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Chantry School
3.0 mi
Good
Martley CofE Primary School
3.0 mi
Good

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Smythes Croft
-
£515k
-
Lyndhurst
-
£236k
-
Smeeths
-
£385k
-
Smythes Croft
-
£363k
-

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