12 Highfield Gardens, Bassaleg, Newport, NP10 8LR

UPRN:100100669503Detached House4 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band GEPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 3mo agoRisk· 2y agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

12 Highfield Gardens, Bassaleg, Newport, NP10 8LR

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£524,000

£498k - £550kHigh

Estimate

£524k

Range

£498k – £550k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

5.04%

Verdict

Derived from HomePortfolio scores

12 Highfield Gardens 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)ONS 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

20/ 100

Moderate

Walkability

No data

Transit & Bike

No data

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 +4.6% (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 100100669503· as of 10 Oct 2026
Rental economics0.3/40
gross yield 5.0%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2100/mo (range 1900-2300)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -696/mo, -33% 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), 136 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 & liquidity14.7/15
280 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,900-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£234/mo
Cash on cash: -1.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - 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 100100669503Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2100/mo (range 1900-2300)Rental economics · as of 10 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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2100/mo (range 1900-2300)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 136 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£524,000

Rent Estimate (pcm)£2,100

Gross Yield5.04%

1y Growth-

3y Growth+3.1%

5y Growth+3.5%

10y Growth+4.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0NP10 8LR

Approval Rate

-12mo

Development

low

26/0835
PARTIAL DISCHARGE OF CONDITION 4 (BIODIVERSITY ENHANCEMENT) OF 26/0657 PROPOSED FIRST FLOOR EXTENSION
Pending
26/0798
PARTIAL DISCHARGE OF CONDITION 4 (BIODIVERSITY ENHANCEMENT) OF 26/0610 SINGLE STOREY REAR EXTENSION AND TWO STOREY SIDE EXTENSION
Approved
26/0795
PARTIAL DISCHARGE OF CONDITIONS 2 (CAR PARKING SCHEME), 4 (BIODEVERSITY ENHANCEMENT) AND 6 (CYCLE STORAGE) OF 26/0465 INTENSIFICATION OF USE OF CHILDREN`S NURSERY INCREASING NUMBER OF CHILDREN BEING CARED FOR FROM 53 TO 71
Pending

View Planning Timeline