1 Willow Brook, Lower Arncott, Bicester, OX25 1AD

UPRN:10011907461Detached House4 bedsBuilt 2007-2011

FreeholdCouncil Tax: -EPC: C (80)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

1 Willow Brook, Lower Arncott, Bicester, OX25 1AD

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£530,000

£504k - £557kHigh

Estimate

£530k

Range

£504k – £557k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

4.28%

Verdict

Derived from HomePortfolio scores

1 Willow Brook earns an INVESTIGATE rating with HP Score 57/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (15/100). 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

57/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

30/ 100

Moderate

Walkability

15/ 100

Low

Transit & Bike

Transit 8Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -8.5% (HIGH), sold-comps -8.9%, £/sqft -8.8%] → 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 Oct 2026
- valuation_snapshotsestimate for 10011907461· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.9%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.81
- valuation_snapshotsrent estimate 2050/mo (range 1850-2250)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,049/mo, -51% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 53 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 3 Nov 2026
Risk & liquidity14.6/15
128 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

£431,000£661,000

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£575,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,850-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: -£521/mo
Cash on cash: -3.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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 10011907461Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5.9%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2050/mo (range 1850-2250)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 2050/mo (range 1850-2250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 53 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. 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£530,000

Rent Estimate (pcm)£2,050

Gross Yield4.28%

1y Growth-

3y Growth+3.1%

5y Growth+3.1%

10y Growth+2.2%

Last Sold Price£330,000 (2018-05-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0OX25 1AD

Approval Rate

-12mo

Development

low

26/02756/F
Widening of existing access, increase crossing and extension of hardstanding for additional parking spaces
Pending
26/01849/F
Change of Use of amenity land to domestic use; erection of a 6ft fence around boundary line, reducing to 3ft fence to front of property; erection of a 3ft fence to drive to achieve separation
Pending
26/01809/PIP
Erection of a minimum of 2 and a maximum of 4 dwellings
Pending

View Planning Timeline