82 Gretton Road, Winchcombe, Cheltenham, GL54 5EL

UPRN:100120536049Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: B (83)

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

82 Gretton Road, Winchcombe, Cheltenham, GL54 5EL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£692,000

£657k - £727kHigh

Estimate

£692k

Range

£657k – £727k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

3.84%

Verdict

Derived from HomePortfolio scores

82 Gretton Road earns an INVESTIGATE rating with HP Score 65/100. Investment score 64/100 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

65/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 19Bike 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-1.6/15
claims [AVM -26.4% (HIGH)] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100120536049· as of 9 Nov 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2800/mo (range 2550-3050)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,763/mo, -63% 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), 320 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 & liquidity14.6/15
273 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

£656,000£1,006,000

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£875,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,550-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: -£1,015/mo
Cash on cash: -4.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.95 - 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 100120536049Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2800/mo (range 2550-3050)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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2800/mo (range 2550-3050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 320 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£692,000

Rent Estimate (pcm)£2,800

Gross Yield3.84%

1y Growth+48.9%

3y Growth+0.4%

5y Growth+1.4%

10y Growth+2.9%

Last Sold Price£514,000 (2018-08-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

5GL54 5EL

Approval Rate

80%12mo

Development

low

26/00935/TCA
T1- Sorbus - (Mountain Ash) Lift over lawn to 2m, Cut back limbs over Bull Lane, reduce height by 1m T2- Acer-Lift over lawn to 2m, selective thinning to cut back from building and telephone wire. T3 - Prunus- Reduce crown by 20% remove lowest limb over shurbs. T4 - Betula x3 -Lift Crowns to 2m. T5 -Apple - Prune for Fruit
Pending
26/00893/DEM
Request for Prior Approval for the Demolition of Aragon House, Boleyn House, Howard House, Parr House, and Associated Outbuildings and Hardstanding.
Pending
26/00857/FUL
Proposed loft conversion with box dormer to the rear elevation, single storey rear extension, and rendering of all external walls
Pending

View Planning Timeline

Ownership

Corporate Ownership71%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-08-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,603

Population Density107 /km²

Owner Occupied70%

Age Distribution

0-15 19%16-64 53%65+ 28%

View Area Profile

Schools Nearby

Winchcombe School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Winchcombe Abbey Church of England Primary School
0.5 mi
GoodConcerns
Gretton Primary School
1.1 mi
Requires improvementConcerns
Isbourne Valley School
2.3 mi
Good

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

View All Schools

Comparables

View All

102 Gretton Road
-
£765k
-
66A Gretton Road
-
£685k
-
72 Gretton Road
-
£525k
-
112 Gretton Road
-
£790k
-

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