60 Cimla Road, Neath, SA11 3TL

UPRN:100100599693Detached PropertyBeds -Built 1900-1929

FreeholdCouncil Tax: -EPC: D (58)

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

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

16 of 21 sources

Sale Estimate

£555,000

£444k - £666kLow

Estimate

£555k

Range

£444k – £666k

Rent Estimate (pcm)

£2,750

£3k - £3k

Monthly

£2,750

Yield

5.28%

Verdict

Derived from HomePortfolio scores

60 Cimla Road earns an INVESTIGATE rating with HP Score 82/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. 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 addressONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

71/ 100

High

Crime Score

17/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics2/40
gross yield 5.3%; range width penalty ×0.87
- valuation_snapshotsrent estimate 2750/mo (range 2550-3000)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -745/mo, -27% 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 5 Nov 2026
Risk & liquidity9.2/15
374 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£625,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,550-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£206/mo
Cash on cash: -1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - clears 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_snapshotsrent estimate 2750/mo (range 2550-3000)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2750/mo (range 2550-3000)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£555,000

Rent Estimate (pcm)£2,750

Gross Yield5.28%

1y Growth-

3y Growth+3.9%

5y Growth+4.0%

10y Growth+5.1%

Last Sold Price£145,000 (1998-09-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0SA11 3TL

Approval Rate

-12mo

Development

low

P2026/0654
Variation of condition 5 (opening hours) and 2 (approved plans) of P2026/0416 (multi-purpose mental and physical health and wellbeing hub) to allow 6am opening and changes to floor plan layout (ground and first / mezzanine floor)
Pending
P2026/0640
Conversion of first and second floor to 7 no. residential apartments (1 x 2 bedroom and 6 x 1 bedroom) and use of part of the ground floor for financial and professional services (Use Class A2) and the provision of associated car parking, cycle storage and refuse storage for both uses
Pending
P2026/0622
Proposed lawful development certificate for a single storey rear extension
Pending

View Planning Timeline