11 Brook Close, Northleach, Cheltenham, GL54 3PE

UPRN:100120415098Detached HouseBeds -Built 1983-1990

FreeholdCouncil Tax: Band DEPC: F (38)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

11 Brook Close, Northleach, Cheltenham, GL54 3PE

HP Score

/ 100

Mixed

Verdict

7 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£450,000

£427k - £472kHigh

Estimate

£450k

Range

£427k – £472k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

5.76%

Verdict

Derived from HomePortfolio scores

11 Brook Close earns an INVESTIGATE rating with HP Score 60/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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

60/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 12Bike 21

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£375,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,650-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: -£19/mo
Cash on cash: -0.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£450,000

Rent Estimate (pcm)£1,800

Gross Yield5.76%

1y Growth-

3y Growth+0.4%

5y Growth+1.4%

10y Growth+2.9%

Last Sold Price£228,000 (2009-11-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GL54 3PE

Approval Rate

-12mo

Development

low

26/03236/TCONR
1. To reduce Pear Tree (T1) with Rose climbing within it by approx 20% 2. To reduce Cherry (T3) by approx 2-3 meters 3. To fell to ground level Eucalyptus tree (T4) in rear garden 4. To reduce Silver Birch (T6) by garage by 2-3 meters which is overhanging the neighbours 5. To reduce Prunus (T7) at front of garage overhanging neighbours 1-2 meters and thin out.
Pending
26/03159/LBC
Replacement of rooflights in ground floor kitchen and dining room and replacement of timber support beam with oak beam and associated works
Pending
26/02784/TCONR
Hawthorn next to the garage. Trim hard all over to leave in a spherical shape
Approved

View Planning Timeline

Ownership

Corporate Ownership71.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2009-11-24
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£32,927

Population Density90 /km²

Owner Occupied67%

Age Distribution

0-15 18%16-64 55%65+ 27%

View Area Profile

Schools Nearby

Northleach Church of England Primary School
0.3 mi
Good
Cold Aston Church of England Primary School
3.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Sherborne Church of England Primary School
3.6 mi
Inspected as Sherborne Church of England Primary School (URN 115648) on 3 Jul 2023
St Andrew's Church of England Primary School
4.2 mi
Inspected as St Andrew's Church of England Primary School (URN 115680) on 26 Nov 2024

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

View All Schools

Comparables

View All

7 Brook Close
-
£395k
-
9 Brook Close
-
£325k
-
6 Brook Close
-
£275k
-
5A Brook Close
-
£250k
-

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