2 Godfrey Avenue, Glynneath, Neath, SA11 5HF

UPRN:100100615205Semi-Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: D (58)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 6mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

2 Godfrey Avenue, Glynneath, Neath, SA11 5HF

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£209,000

£198k - £219kHigh

Estimate

£209k

Range

£198k – £219k

Rent Estimate (pcm)

£1,400

£1k - £1k

Monthly

£1,400

Yield

9.08%

Verdict

Derived from HomePortfolio scores

2 Godfrey Avenue earns an INVESTIGATE rating with HP Score 77/100. Investment score 75/100 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 NationsMarket estimates (third-party AVM)HM Land Registry sales matched to addressONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

75/ 100

High

Crime Score

21/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 5 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +11.5% (HIGH)] → 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 10 Oct 2026
- valuation_snapshotsestimate for 100100615205· as of 10 Oct 2026
Rental economics32.6/40
gross yield 9.1%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1400/mo (range 1350-1450)· as of 10 Oct 2026· verify before relying on this
Stress margin8.5/30
stressed cash flow +119/mo, +8% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 28 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 5 Nov 2026
Risk & liquidity14.6/15
374 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 sensitivityScores 70+ up to £162,000

£139,000£212,500

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£185,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,350-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £58,000
Net cash flow: £345/mo
Cash on cash: 7.1%
Score at this price: 56

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.24 - 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_snapshotsestimate for 100100615205Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1350-1450)Rental economics · as of 10 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

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1400/mo (range 1350-1450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 28 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. Set your walk-away price before viewing - above £162,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£209,000

Rent Estimate (pcm)£1,400

Gross Yield9.08%

1y Growth-

3y Growth+3.9%

5y Growth+4.0%

10y Growth+5.1%

Last Sold Price£76,500 (2006-10-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

1SA11 5HF

Approval Rate

100%12mo

Development

low

P2026/0685
Application for the discharge of condition 3 (scheme for visual screening) attached to planning permission P2025/0849
Pending
P2026/0623
Application under Part 19 (class B) of the General Permitted Development Order 1995 for the installation of a 5000 litre Ad Blue storage tank
Pending
P2026/0524
Variation of conditions 2 and 3 of planning permission P2023/0582 approved on 24/10/23 to extend the period of time for the submission of the reserved matters by two years and the date for the commencement of development by one year
Approved

View Planning Timeline