River View, 3 Rutland Mill, Smiths Lane, Bakewell, DE45 1AQ

UPRN:10010340862Flat/Maisonette2 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: -EPC: C (72)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

River View, 3 Rutland Mill, Smiths Lane, Bakewell, DE45 1AQ

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£319,000

£303k - £335kHigh

Estimate

£319k

Range

£303k – £335k

Rent Estimate (pcm)

£850

£750 - £950

Monthly

£850

Yield

3.14%

Verdict

Derived from HomePortfolio scores

River View earns an INVESTIGATE rating with HP Score 79/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (81/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS 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

79/ 100

Strong

Investment Score

59/ 100

Moderate

Crime Score

15/ 100

Low

Walkability

81/ 100

High

Transit & Bike

Transit 12Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -1.9% (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 9 Oct 2026
- valuation_snapshotsestimate for 10010340862· as of 9 Oct 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.73
- valuation_snapshotsrent estimate 850/mo (range 750-950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -876/mo, -103% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
88 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£850/mo

Evidenced range £750-£950

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: -£508/mo
Cash on cash: -5.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.77 - 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 10010340862Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 850/mo (range 750-950)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
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 850/mo (range 750-950)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£319,000

Rent Estimate (pcm)£850

Gross Yield3.14%

1y Growth-59.0%

3y Growth+0.2%

5y Growth+0.6%

10y Growth+1.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2DE45 1AQ

Approval Rate

100%12mo

Development

low

NP/DDD/1026/1055
Retrospective Listed Building Consent - Structural repairs and associated alterations to listed building.
Pending
NP26/1015
T1 Cypress - fell to ground level T2 Yew - reduce by 1m T3 Holly - reduce to previous pruning point (approximately 3m reduction)
Decided
NP/TCA/1026/1005
Planning application
Pending

View Planning Timeline

Ownership

Corporate Ownership65.9%
Overseas OwnershipNo
Lease Term Remaining113 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,700

Population Density76 /km²

Owner Occupied80%

Age Distribution

0-15 12%16-64 51%65+ 37%

View Area Profile

Schools Nearby

Bakewell CofE Infant School
0.1 mi
Good
St Anselm's School
0.4 mi
Inspected by ISI
Bakewell Methodist Academy
0.6 mi
Inspected as Bakewell Methodist Junior School (URN 112870) on 14 Sep 2021
Lady Manners School
0.7 mi
Good

0 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Rutland Mews
-
£240k
-
5 Rutland Mews
-
£270k
-
Rutland Mill Coombs Road
-
£216k
-
Tree Tops Coombs Road
-
£845k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN