280 Old Road, Neath, SA11 2ET

UPRN:100100990470Semi-Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: -EPC: D (64)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£199,000

£189k - £209kHigh

Estimate

£199k

Range

£189k – £209k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

8.21%

Verdict

Derived from HomePortfolio scores

280 Old Road earns an INVESTIGATE rating with HP Score 82/100. Investment score 71/100 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)ONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

71/ 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 11 Nov 2026

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

Valuation edge0/15
claims [AVM +4.5% (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 Nov 2026
- valuation_snapshotsestimate for 100100990470· as of 10 Nov 2026
Rental economics25.7/40
gross yield 8.2%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1300/mo (range 1250-1350)· as of 10 Nov 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 11 Nov 2026· verify before relying on this
Stress margin1.8/30
stressed cash flow +24/mo, +2% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 73 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 11 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 £147,000

£142,500£218,500

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£190,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,250-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £59,600
Net cash flow: £259/mo
Cash on cash: 5.2%
Score at this price: 42

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.03 - 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 100100990470Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1300/mo (range 1250-1350)Rental economics · as of 10 Nov 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 11 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026

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 1300/mo (range 1250-1350)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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 £147,000 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£199,000

Rent Estimate (pcm)£1,300

Gross Yield8.21%

1y Growth+3.0%

3y Growth+3.9%

5y Growth+4.0%

10y Growth+5.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0SA11 2ET

Approval Rate

-12mo

Development

low

P2026/0719
Details to be agreed in association with conditions 5 (air source heat pump & battery store and associated noise impact assessment), 6 (external materials), 8 (gigabit capable broadband infrastructure) and 12 (contaminated land remediation works verification) of P2024/0799 granted on 26/02/2025
Pending
P2026/0718
Details to be agreed in association with conditions 6 (broadband infrastructure) and 10 (contaminated land remediation works verification report) of P2025/0622 granted on 16/03/2026
Pending
P2026/0695
Demolition of two existing outbuildings and construction of a new detached garage with hardstanding
Pending

View Planning Timeline