4 Websters Yard, Highgate, Kendal, LA9 4HA

UPRN:100110760343Converted Flat2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band BEPC: E (50)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

4 Websters Yard, Highgate, Kendal, LA9 4HA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£140,000

£133k - £147kHigh

Estimate

£140k

Range

£133k – £147k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

6.67%

Verdict

Derived from HomePortfolio scores

4 Websters Yard earns an INVESTIGATE rating with HP Score 72/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (90/100). 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

72/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

51/ 100

Elevated

Walkability

90/ 100

Excellent

Transit & Bike

Transit 2Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 +3.6% (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 12 Oct 2026
- valuation_snapshotsestimate for 100110760343· as of 12 Oct 2026
Rental economics12.4/40
gross yield 6.7%; range width penalty ×0.93
- valuation_snapshotsrent estimate 750/mo (range 700-800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -148/mo, -20% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 49 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 4 Nov 2026
Risk & liquidity14.6/15
395 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

£101,000£155,000

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£135,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £42,000
Net cash flow: £64/mo
Cash on cash: 1.8%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.65 - 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 100110760343Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 700-800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 750/mo (range 700-800)
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. 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.
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£140,000

Rent Estimate (pcm)£750

Gross Yield6.67%

1y Growth-24.6%

3y Growth-0.3%

5y Growth+2.6%

10y Growth+3.8%

Last Sold Price£120,000 (2022-02-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1LA9 4HA

Approval Rate

-12mo

Development

low

2026/2054/TCA
Notification under Section 211 for works to trees in a conservation area comprising Wellingtonia - cracked branch removal. Copper Beach - Crown lift and up to 3m reduction. Western Red Ceder x2, English Yew, Silverbirch - to Crown lift to 5.2m over road & 2.5m over footpath. Common lime - Epicormic growth removal. Sweet Chestnut - Crown lift and Cherry Tree - Deadwooding
Pending
2026/1974/DISC
Application for the approval of details reserved by condition 3 (Level 1 Survey) attached to Listed Building Consent 2026/0989/LBC
Pending
2026/1955/HOU
Replacement ground floor bay and first floor windows with double glazed sliding sash timber windows. Repair and replacement works to the non-original second floor dormer windows
Pending

View Planning Timeline

Ownership

Corporate Ownership67.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-02-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,988

Population Density-

Owner Occupied55%

Age Distribution

0-15 13%16-64 63%65+ 24%

View Area Profile

Schools Nearby

South Lakes Academy
0.1 mi
Good
Ghyllside Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Stramongate Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Kendal Nursery School
0.4 mi
-

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Websters Yard
-
£110k
-
8 Websters Yard
-
£73k
-
6 Websters Yard
-
£133k
-
57 Websters Yard
-
£120k
-

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