Flat 12, 36 Winnycroft Lane, Matson, Gloucester, GL4 6EJ

UPRN:100120501289Flat/MaisonetteBeds -Built 1950-1966

Tenure: -Council Tax: Band AEPC: C (73)

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

Flat 12, 36 Winnycroft Lane, Matson, Gloucester, GL4 6EJ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£101,000

£81k - £121kLow

Estimate

£101k

Range

£81k – £121k

Rent Estimate (pcm)

£650

£600 - £700

Monthly

£650

Yield

1.80%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 64/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (38/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

38/ 100

Mixed

Transit & Bike

Transit 9Bike 38

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

3 live new-build plots advertised against one placeholder UPRN (£296,995-£433,995) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£433,995

At the asking price

Monthly rent£650/mo

Evidenced range £600-£700

Interest rate5.4%

Loan to value75%

Cash required: £143,199
Net cash flow: -£1,015/mo
Cash on cash: -8.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.44 - below 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£101,000

Rent Estimate (pcm)£650

Gross Yield1.80%

1y Growth-

3y Growth+0.3%

5y Growth+3.5%

10y Growth+4.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0GL4 6EJ

Approval Rate

-12mo

Development

low

26/00976/CONDIT
Discharge of Condition 26 (archaeology) on planning permission ref. 14/01470/OUT.
Pending
26/00872/CONDIT
Discharge of Condition 6 (Ecological Enhancement Plan) of planning permission 25/00147/FUL (Provision of new modular building to provide new meeting and multifunctional spaces to support the existing community centre).
Pending
S.26/1717/HHOLD
Erection of a garage extension and remedial works to retaining walls.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,455

Population Density8,009 /km²

Owner Occupied24%

Age Distribution

0-15 30%16-64 61%65+ 9%

View Area Profile

Schools Nearby

Hillside Primary School
0.4 mi
Good
Heron Primary School
0.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Gloucester Academy
0.9 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Upton St Leonards Church of England Primary School
1.0 mi
Outstanding

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

View All Schools

Comparables

View All

34A Winnycroft Lane
-
£83k
-
34A Winnycroft Lane
-
£76k
-
34A Winnycroft Lane
-
£89k
-
26 Winnycroft Lane
-
£114k
-

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