5 Rectory Lane, Avening, Tetbury, GL8 8NN

UPRN:100120428664Mid Terrace HouseBeds -Built 1930-1949

Tenure: -Council Tax: Band BEPC: C (69)

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

5 Rectory Lane, Avening, Tetbury, GL8 8NN

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£298,000

£268k - £328kMedium

Estimate

£298k

Range

£268k – £328k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

3.36%

Verdict

Derived from HomePortfolio scores

5 Rectory Lane earns an INVESTIGATE rating with HP Score 70/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (19/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

19/ 100

Low

Transit & Bike

Transit 12Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.6/15
claims [AVM -25.8% (MEDIUM), sold-comps -5.6%, £/sqft -5.5%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100120428664· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 14.5%· as of 6 Nov 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1050/mo (range 950-1150)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -940/mo, -90% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 266 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 6 Nov 2026
Risk & liquidity12.8/15
141 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

£281,000£431,000

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£375,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: -£539/mo
Cash on cash: -5.3%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.83 - 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 100120428664Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 14.5%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1150)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1050/mo (range 950-1150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 266 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£298,000

Rent Estimate (pcm)£1,050

Gross Yield3.36%

1y Growth-

3y Growth+0.0%

5y Growth+0.5%

10y Growth+2.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GL8 8NN

Approval Rate

-12mo

Development

low

26/03349/TCONR
Acer (T1) - Pollard to 1.5m above ground level to favour the adjacent silver birch Ash (T2) - reduce the crown from 20m to 15m above ground level to allow more light into the neighbours garden and reduce the northern side of the crown to the fence line to prevent the overhang above the other neighbour's garden
Pending
26/03219/FUL
Erection of single storey extension, replacement window and doors with glass Juliette balcony to front elevation and the addition of Cotswold stone slips to existing keyed Bradstone walling on principle elevations and painted smooth render to side and rear elevations
Pending
26/02863/TCONR
T1 Dawn Redwood - Prune canopy to manage property clearance and rebalance asymmetrical growth to the east See statement for full specification
Approved

View Planning Timeline

Ownership

Corporate Ownership67.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,927

Population Density34 /km²

Owner Occupied65%

Age Distribution

0-15 17%16-64 59%65+ 24%

View Area Profile

Schools Nearby

Avening Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Minchinhampton Primary Academy
1.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Cotswold Chine School
2.1 mi
Good
Beaudesert Park School
2.2 mi
Inspected by ISI

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Millbank, 11 Rectory Lane
-
£403k
-
30 Rectory Lane
-
£250k
-
Lothlorvien Rectory Lane
-
£275k
-
32 Rectory Lane
-
£230k
-

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