91 Park Avenue, Worcester, WR3 7AQ

UPRN:100120664185Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band FEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£691,000

£622k - £760kMedium

Estimate

£691k

Range

£622k – £760k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

3.08%

Verdict

Derived from HomePortfolio scores

91 Park Avenue earns an INVESTIGATE rating with HP Score 81/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (80/100). 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

81/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

80/ 100

High

Transit & Bike

Transit 12Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the advert has 6 bedrooms but the valuation snapshot describes 4 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -44.0% (MEDIUM)] → measured edge -0.12pp 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100120664185· as of 9 Oct 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.81
- valuation_snapshotsrent estimate 2550/mo (range 2300-2800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,453/mo, -96% 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
Seller motivationNot scored
context, not scored: 0 price cut(s), 46 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 4 Nov 2026
Risk & liquidity12.8/15
213 sales/12mo in area; valuation range width 20%
- 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

£746,000£1,144,000

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£995,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £343,050
Net cash flow: -£1,593/mo
Cash on cash: -5.6%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.76 - 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 100120664185Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2300-2800)Rental economics · as of 9 Oct 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

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 2550/mo (range 2300-2800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 46 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£691,000

Rent Estimate (pcm)£2,550

Gross Yield3.08%

1y Growth-

3y Growth+0.6%

5y Growth+2.8%

10y Growth+3.6%

Last Sold Price£385,000 (2011-05-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2WR3 7AQ

Approval Rate

100%12mo

Development

low

26/00919/CAN
1 - Two Spruce - Reduce in height to approximately 6 metres above ground level, together with tip pruning the outer to improve shape and form. 2 - Red Robin - Reduce in height to approximately 6 metres above ground level. 3 - Spruce - Fell to ground level 4 - Elderberry - Reduce in height to approximately 6 metres above ground level. 5 - Spruce - Reduce in height to approximately 6 metres above ground level. 6 - Cypress - Reduce in height to approximately 6 metres above ground level.
Pending
26/00909/CAN
Acer (T1) - Fell
Pending
26/00904/CAN
Ash Tree, To trim back the branches which are currently overhanging the rear garden properties in Sabrina Terrace trimming back to the centre line of the unmade road (Langdale Road) providing a balanced profile. Oak Tress, To trim back the overhanging limbs to 1M the house side of the wall to remove the limbs encroaching on the roof of the property again to give a balanced profile.
Pending

View Planning Timeline

Ownership

Corporate Ownership68.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-05-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,997

Population Density2,400 /km²

Owner Occupied92%

Age Distribution

0-15 16%16-64 51%65+ 33%

View Area Profile

Schools Nearby

Northwick Manor Primary School
0.3 mi
Outstanding
Riversides School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St George's CofE Primary School Worcester
0.5 mi
Good
St George's Catholic Primary School
0.6 mi
Inspected as St George's Catholic Primary School (URN 116924) on 18 Oct 2023

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

View All Schools

Comparables

View All

58 Park Avenue
-
£360k
-
Cedar House, 56 Park Avenue
-
£650k
-
71 Park Avenue
-
£360k
-
89 Park Avenue
-
£565k
-

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