52 Rectory Road, Upton-upon-Severn, Worcester, WR8 0QG

UPRN:100120593022Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band DEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

52 Rectory Road, Upton-upon-Severn, Worcester, WR8 0QG

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£455,000

£364k - £546kLow

Estimate

£455k

Range

£364k – £546k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

4.41%

Verdict

Derived from HomePortfolio scores

52 Rectory Road earns an INVESTIGATE rating with HP Score 67/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (35/100). 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 NationsMarket 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

67/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

35/ 100

Mixed

Transit & Bike

Transit 3Bike 33

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.4%; range width penalty ×0.72
- valuation_snapshotsrent estimate 1450/mo (range 1250-1600)· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -731/mo, -50% 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 4 Nov 2026
Risk & liquidity9.2/15
84 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£395,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,250-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £129,550
Net cash flow: -£329/mo
Cash on cash: -3.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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_snapshotsrent estimate 1450/mo (range 1250-1600)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1450/mo (range 1250-1600)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£455,000

Rent Estimate (pcm)£1,450

Gross Yield4.41%

1y Growth-

3y Growth+5.2%

5y Growth+1.9%

10y Growth+4.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WR8 0QG

Approval Rate

-12mo

Development

low

M/26/00922/HP
Removal of existing conservatory. Construction of a single-storey L shaped rear and side extension with flat roof
Approved
M/26/00881/GPDE
Prior Notification for a Larger Home Extension - Single storey rear extension
Conditions
M/26/00838/HP
Rooflight to west roof slope, removal of the windows to south elevation of the kitchen and installation of sliding doors
Approved

View Planning Timeline

Ownership

Corporate Ownership82.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,167

Population Density1,160 /km²

Owner Occupied57%

Age Distribution

0-15 11%16-64 55%65+ 34%

View Area Profile

Schools Nearby

Upton-Upon-Severn CofE Primary and Pre School
0.5 mi
-
Hanley Castle High School
1.8 mi
Good
Hanley Swan St Gabriel's with St Mary's CofE Primary School
3.2 mi
Inspected as Hanley Swan St Gabriel's with St Mary's CofE Primary School (URN 116817) on 22 Jan 2014
Twyning School
3.3 mi
Good

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

View All Schools

Comparables

View All

46 Rectory Road
-
£310k
-
48 Rectory Road
-
£190k
-
46 Rectory Road
-
£128k
-
54 Rectory Road
-
£78k
-

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