90 Vicarage Crescent, Redditch, B97 4RR

UPRN:100120637472Semi-Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band CEPC: B (81)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

today

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

18 of 21 sources

Sale Estimate

£284,000

£270k - £298kHigh

Estimate

£284k

Range

£270k – £298k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

6.33%

Verdict

Derived from HomePortfolio scores

90 Vicarage Crescent earns an AVOID rating with HP Score 79/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (82/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

72/ 100

High

Crime Score

31/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 21Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£275,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £87,550
Net cash flow: £76/mo
Cash on cash: 1.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.56 - clears 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£284,000

Rent Estimate (pcm)£1,450

Gross Yield6.33%

1y Growth-

3y Growth-0.8%

5y Growth+1.1%

10y Growth+3.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0B97 4RR

Approval Rate

-12mo

Development

low

26/01245/FUL
Front, side and rear extensions.
Pending
26/01046/CPL
The proposed works consist of the removal of an existing rear lean to and the construction of a single storey rear extension as its replacement. The extension comes 2500mm off of the rear of the property, and has a width of 2500mm.
Approved
TPO26/128
Oak tree in the rear garden (T1) Purposed specification of works is a crown reduction of 2.5 - 3.0 metres and removal of epi from main stem
Approved

View Planning Timeline

Ownership

Corporate Ownership63.8%
Overseas OwnershipNo
Lease Term Remaining34 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,113

Population Density1,428 /km²

Owner Occupied68%

Age Distribution

0-15 16%16-64 67%65+ 17%

View Area Profile

Schools Nearby

Birchensale Middle School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Pitcheroak School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Batchley First and Nursery School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Holyoakes Field First School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

135 Vicarage Crescent
-
£240k
-
127 Vicarage Crescent
-
£230k
-
100 Vicarage Crescent
-
£230k
-
119 Vicarage Crescent
-
£220k
-

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