28 Morcroft Place, Whitecroft, Lydney, GL15 4RJ

UPRN:100120446181Semi-Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band BEPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

28 Morcroft Place, Whitecroft, Lydney, GL15 4RJ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£229,000

£217k - £240kHigh

Estimate

£229k

Range

£217k – £240k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

5.22%

Verdict

Derived from HomePortfolio scores

28 Morcroft Place earns an INVESTIGATE rating with HP Score 70/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (18/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

18/ 100

Low

Transit & Bike

Transit 19Bike 18

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 13 Nov 2026

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

Valuation edge2.5/15
claims [AVM -0.4% (HIGH), sold-comps +14.2%, £/sqft +14.2%] → measured edge +0.50pp 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 9 Nov 2026
- valuation_snapshotsestimate for 100120446181· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15%· as of 9 Nov 2026
Rental economics1.6/40
gross yield 5.2%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1000/mo (range 950-1100)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -365/mo, -37% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 327 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 13 Nov 2026
Risk & liquidity14.6/15
228 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

£172,500£264,500

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£230,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: -£84/mo
Cash on cash: -1.4%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - 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 100120446181Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1000/mo (range 950-1100)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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 1000/mo (range 950-1100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 327 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. 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£229,000

Rent Estimate (pcm)£1,000

Gross Yield5.22%

1y Growth-

3y Growth-1.8%

5y Growth+0.1%

10y Growth+3.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GL15 4RJ

Approval Rate

-12mo

Development

low

P1326/26/TCA
Reduce Silver Birch (T1) next to house to previous height and reduce width accordingly to give clearance from house and chimney in particular in order to reduce fire risk.
Pending
P1115/26/TCA
Reduce height of three mature Silver Birch trees adjacent to property by 30%. The largest and closest to the property also requires shaping to take limbs away from the house and overhead cables as well as two of the lowest limbs to improve access underneath. Remove one tree from a group of two Silver Birches on the property perimeter close to neighbouring property as it is leaning and casting excessive shade. The remaining tree will be reduced in height by 30%.
Approved
P1089/26/FUL
Erection of a first floor side extension with a loft conversion and single storey rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership72.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,589

Population Density383 /km²

Owner Occupied75%

Age Distribution

0-15 15%16-64 58%65+ 27%

View Area Profile

Schools Nearby

Pillowell Community Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bream Church of England Primary School
1.0 mi
Good
Parkend Primary School
1.0 mi
Good
Yorkley Primary School
1.1 mi
Good

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

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22 Morcroft Place
-
£75k
-

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