2 King Street, Abercynon, Mountain Ash, CF45 4UW

UPRN:100100709548Mid Terrace House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band BEPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 5mo agoRisk· 2y agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

2 King Street, Abercynon, Mountain Ash, CF45 4UW

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£160,000

£144k - £176kMedium

Estimate

£160k

Range

£144k – £176k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

9.68%

Verdict

Derived from HomePortfolio scores

2 King Street earns an INVESTIGATE rating with HP Score 84/100. Investment score 77/100 reflects strong fundamentals. Crime intensity is very 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 company ownershipHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

84/ 100

Strong

Investment Score

77/ 100

High

Crime Score

14/ 100

Low

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 9 Nov 2026

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

Valuation edge0/15
claims [AVM +3.1% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 11 Nov 2026
- valuation_snapshotsestimate for 100100709548· as of 11 Nov 2026
Rental economics37.4/40
gross yield 9.7%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1250/mo (range 1200-1300)· as of 11 Nov 2026· verify before relying on this
Stress margin10.8/30
stressed cash flow +135/mo, +11% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 36 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 9 Nov 2026
Risk & liquidity12.8/15
207 sales/12mo in area; valuation range width 20%
- 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 £135,500

£116,000£178,000

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£155,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,200-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £48,400
Net cash flow: £342/mo
Cash on cash: 8.5%
Score at this price: 61

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.39 - 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 100100709548Valuation edge · as of 11 Nov 2026
valuation_snapshotsrent estimate 1250/mo (range 1200-1300)Rental economics · as of 11 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 1250/mo (range 1200-1300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 36 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 £135,500 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£160,000

Rent Estimate (pcm)£1,250

Gross Yield9.68%

1y Growth-

3y Growth+6.3%

5y Growth+6.8%

10y Growth+5.6%

Last Sold Price£86,000 (2016-01-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0CF45 4UW

Approval Rate

-12mo

Development

low

26/0597/DIS
Discharge of conditions 4 (Vehicular footway crossing), 6 (Traffic management and wheel washing facilities) and 9 (Broadband infrastructure) of previously approved planning application 24/0728/FUL.
Pending
26/0489/TPO
T3 Norwegian Maple - reduce the crown and thin the canopy.
Approved
26/0245/NMA
Non-material amendment of previously approved planning application 24/0728/FUL for a reduction in the footprint and area of the dwelling.
Decided

View Planning Timeline