17 Partridge Way, Cirencester, GL7 1BH

UPRN:100120422019Detached House4 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band DEPC: D (64)

Data freshness:Listing· freshOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£427,000

£406k - £449kHigh

Estimate

£427k

Range

£406k – £449k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

5.51%

Verdict

Derived from HomePortfolio scores

17 Partridge Way earns an INVESTIGATE rating with HP Score 73/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (33/100). 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

73/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

2/ 100

Low

Walkability

33/ 100

Mixed

Transit & Bike

Transit 22Bike 52

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£425,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£84/mo
Cash on cash: -0.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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£427,000

Rent Estimate (pcm)£1,950

Gross Yield5.51%

1y Growth-

3y Growth-2.5%

5y Growth+1.6%

10y Growth+3.4%

Last Sold Price£140,000 (2001-04-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3GL7 1BH

Approval Rate

66.7%12mo

Development

low

26/03153/FUL
Conversion of existing garage and erection of single storey extension to create additional living space
Pending
26/03001/TCONR
T1 - Sycamore fell to ground level as suppressing Copper Beech T2 - Copper Beech, reduce to good growth points no more than 30% or 2m from each limb.
Pending
26/02924/FUL
Conversion of loft with addition of two rear dormers and front and rear rooflights
Pending

View Planning Timeline

Ownership

Corporate Ownership68.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2001-04-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,927

Population Density3,664 /km²

Owner Occupied82%

Age Distribution

0-15 16%16-64 58%65+ 26%

View Area Profile

Schools Nearby

Watermoor Church of England Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Cirencester Kingshill School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Cirencester Primary School
0.5 mi
Good
Paternoster School
0.7 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

45 Partridge Way
-
£328k
-
37 Partridge Way
-
£345k
-
85 Partridge Way
-
£400k
-
61 Partridge Way
-
£375k
-

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