Melbost, 4 Lakeland Park, Keswick, CA12 4AT

UPRN:100110682967Detached Property3 bedsBuilt 1967-1975

FreeholdCouncil Tax: -EPC: D (63)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Melbost, 4 Lakeland Park, Keswick, CA12 4AT

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£493,000

£468k - £517kHigh

Estimate

£493k

Range

£468k – £517k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

5.09%

Verdict

Derived from HomePortfolio scores

Melbost earns an INVESTIGATE rating with HP Score 71/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (43/100). 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 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

43/ 100

Mixed

Transit & Bike

Transit 20Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 -0.4% (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 100110682967· as of 10 Nov 2026
Rental economics0.6/40
gross yield 5.1%; range width penalty ×0.87
- valuation_snapshotsrent estimate 2100/mo (range 1900-2250)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -675/mo, -32% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 & liquidity14.7/15
99 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

£371,000£569,000

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£495,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,900-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £164,550
Net cash flow: -£217/mo
Cash on cash: -1.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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 100110682967Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 2100/mo (range 1900-2250)Rental economics · as of 10 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
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 1900-2250)
Seller motivation could not be scored
context, not scored: 1 price cut(s), unknown 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.
1 price cut(s) recorded on the listing history.
3. 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£493,000

Rent Estimate (pcm)£2,100

Gross Yield5.09%

1y Growth-4.6%

3y Growth-0.7%

5y Growth+1.3%

10y Growth+2.9%

Last Sold Price£95,000 (1996-11-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2CA12 4AT

Approval Rate

100%12mo

Development

low

T/2026/0202
Cherry tree, approx 10-12metres in height. Plan is to reduce crown height by 2-3 metres and cut back overgrowth to reduce risk of damage from falling branches during bad weather
Pending
7/2026/2191
Alterations & extensions
Pending
7/2026/2193
Demolition and reinstatement of ground floor extension of smaller footprint. Change of use of guest house to permanent occupancy dwelling - variation of condition 2 (plans) of planning permission 7/2024/2202 to reduce length of approved extension and add solar PV
Pending

View Planning Timeline

Ownership

Corporate Ownership69.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-11-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,840

Population Density-

Owner Occupied82%

Age Distribution

0-15 14%16-64 54%65+ 32%

View Area Profile

Schools Nearby

St Herbert's CofE (VA) Primary and Nursery School
0.4 mi
Good
Keswick School
1.2 mi
Outstanding
Braithwaite CofE Primary School
2.7 mi
Good
Threlkeld CofE Primary School
3.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

1 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

37 Lakeland Park
-
£493k
-
48 Lakeland Park
-
£430k
-
37 Lakeland Park
-
£500k
-
21 Lakeland Park
-
£323k
-

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