39 Gainsborough Gardens, Bath, BA1 4AH

UPRN:100120011237Detached House5 bedsBuilt 1996-2002

FreeholdCouncil Tax: -EPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,310,000

£1.18M - £1.44MMedium

Estimate

£1.31M

Range

£1.18M – £1.44M

Rent Estimate (pcm)

£5,350

£5k - £6k

Monthly

£5,350

Yield

6.42%

Verdict

Derived from HomePortfolio scores

39 Gainsborough Gardens earns an INVESTIGATE rating with HP Score 67/100. Investment score 47/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (59/100). 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 NationsMarket 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

67/ 100

Mixed

Investment Score

47/ 100

Mixed

Crime Score

33/ 100

Moderate

Walkability

59/ 100

Moderate

Transit & Bike

Transit 26Bike 53

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: the estimate sits 24% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +23.7% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100120011237· as of 9 Nov 2026
Rental economics9/40
gross yield 6.4%; range width penalty ×0.79; the estimate this rent rides on sits 24% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5350/mo (range 4800-5900)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -416/mo, -8% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 59 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 & liquidity12.9/15
467 sales/12mo in area; valuation range width 20%
- 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

£750,000£1,150,000

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£1,000,000

At the asking price

Monthly rent£5,350/mo

Evidenced range £4,800-£5,900

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: £329/mo
Cash on cash: 1.1%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.59 - 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 100120011237Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 5350/mo (range 4800-5900)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 5350/mo (range 4800-5900)
Rental economics needs verification before you rely on it
sale estimate 24% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£1,310,000

Rent Estimate (pcm)£5,350

Gross Yield6.42%

1y Growth-

3y Growth-1.0%

5y Growth-0.9%

10y Growth+1.1%

Last Sold Price£265,000 (1997-05-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BA1 4AH

Approval Rate

-12mo

Development

low

26/03801/TCA
T1-Oak, reduce height by up to 2 metres and spread by 1.5-2 metres all round
Pending
26/03793/FUL
Erection of single storey side and rear extension, loft conversion with side and rear dormers, installation of new ASHP and erection of garden studio with solar panels
Pending
26/03744/CLPU
Change of use to 4 Bedroom Dwelling House (Certificate of Lawfulness for a Proposed Use).
Pending

View Planning Timeline

Ownership

Corporate Ownership50.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1997-05-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,481

Population Density2,940 /km²

Owner Occupied66%

Age Distribution

0-15 16%16-64 64%65+ 20%

View Area Profile

Schools Nearby

Newbridge Primary School
0.3 mi
Good
St Mary's Catholic Primary School
0.5 mi
Inspected as St Mary's Catholic Primary School (URN 109261) on 1 Oct 2024
Oldfield Park Infant School
0.7 mi
Inspected as Oldfield Park Infant School (URN 108997) on 8 Jul 2015
Kingswood Preparatory School
0.8 mi
Inspected by ISI

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

35 Gainsborough Gardens
-
£870k
-
37 Gainsborough Gardens
-
£825k
-
37 Gainsborough Gardens
-
£635k
-
1 Gainsborough Gardens
-
£568k
-

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