Cleeve Court, 38 Old Road North, Kempsey, Worcester, WR5 3JZ

UPRN:100120595552Semi-Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (59)

Data freshness:Price Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Cleeve Court, 38 Old Road North, Kempsey, Worcester, WR5 3JZ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£962,000

£769k - £1.15MLow

Estimate

£962k

Range

£769k – £1.15M

Rent Estimate (pcm)

£4,300

£4k - £5k

Monthly

£4,300

Yield

6.88%

Verdict

Derived from HomePortfolio scores

Cleeve Court earns an INVESTIGATE rating with HP Score 67/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (24/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

24/ 100

Low

Transit & Bike

Transit 6Bike 22

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 economics12.8/40
gross yield 6.9%; range width penalty ×0.85; the estimate this rent rides on sits 22% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4300/mo (range 3950-4700)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 22% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -134/mo, -3% 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 28 Oct 2026
Risk & liquidity9.2/15
392 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£750,000

At the asking price

Monthly rent£4,300/mo

Evidenced range £3,950-£4,700

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: £446/mo
Cash on cash: 2.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.70 - 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_snapshotsrent estimate 4300/mo (range 3950-4700)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 22% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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 4300/mo (range 3950-4700)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£962,000

Rent Estimate (pcm)£4,300

Gross Yield6.88%

1y Growth-19.5%

3y Growth+0.3%

5y Growth+1.5%

10y Growth+3.3%

Last Sold Price£495,000 (2009-07-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

6WR5 3JZ

Approval Rate

100%12mo

Development

low

M/26/01577/CAN
Tree 1 - Yellow Dot - English Oak Quercus Robur. To be felled to ground level Tree 2 - Red Dot - Lime Tilia x Europaea. Lime tree to have 10m reduction in height and lateral limbs to be reduced by 3-4m to leave suitable looking canopy. Tree 3 - Green Dot - Hornbeam Carpinus Betulus. Reduce lateral limbs over roadside by 2-3m Tree 4 - Blue Dot - Variegated Sycamore Acer Pseudoplatanus. Removal. Tree 5 - Purple Dot - Sycamore Acer Pseudoplatanus. Remove single stemmed sycamore to ground level Tree 6 - White Dot - Lime Tilia x Europaea. To reduce tree by 5m Tree 7 - Black Dot - Wych Elm Ulmus Glabra. Remove tree Tree 8 - Turquoise Dot - Western Red Cedar Thuja Plicata. Fell to ground level Tree 9 - Orange Dot - Hornbeam Carpinus Betulus. Deadwood removed over carriage way. Tree 10 - Grey Dot - Oak Quercus. Oak tree to be replaced with 2-3m standard in close proximity to where tree is felled.
Pending
M/26/01484/HP
Proposed single-storey rear extension to replace existing extension and conservatory
Pending
M/26/01453/CLPU
Certificate of lawfulness for a proposed outbuilding
Approved

View Planning Timeline

Ownership

Corporate Ownership75.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2009-07-28
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£28,167

Population Density1,039 /km²

Owner Occupied76%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

Kempsey Primary School
0.3 mi
Good
Callow End CofE Primary School
1.1 mi
Good
Norton Juxta Kempsey CofE Primary School
1.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Powick CofE Primary School
1.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

7 Old Road North
-
£460k
-
2A Old Road North
-
£705k
-
Amberwood Old Road North
-
£484k
-
23 Old Road North
-
£495k
-

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