16 Lingfield Road, Evesham, WR11 2XG

UPRN:100120694331Semi-Detached HouseBeds -Built 1967-1975

FreeholdCouncil Tax: Band CEPC: D (66)

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

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£345,000

£327k - £362kHigh

Estimate

£345k

Range

£327k – £362k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

4.90%

Verdict

Derived from HomePortfolio scores

16 Lingfield Road earns an INVESTIGATE rating with HP Score 66/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (50/100). 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

66/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

44/ 100

Elevated

Walkability

50/ 100

Moderate

Transit & Bike

Transit 20Bike 46

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 edge0/15
claims [AVM +0.6% (HIGH), sold-comps -15.5%, £/sqft -15.6%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100120694331· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.7%· as of 31 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1400/mo (range 1250-1500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -548/mo, -39% 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), 68 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
484 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

£257,000£394,500

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£343,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,250-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £111,350
Net cash flow: -£188/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 100120694331Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.7%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1250-1500)Rental economics · as of 9 Oct 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

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 1400/mo (range 1250-1500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 68 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£345,000

Rent Estimate (pcm)£1,400

Gross Yield4.90%

1y Growth-0.3%

3y Growth+1.4%

5y Growth+1.6%

10y Growth+3.1%

Last Sold Price£195,000 (2010-04-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WR11 2XG

Approval Rate

-12mo

Development

low

W/26/02476/CAN
T1 Larch Standing dead. Fell to as near ground level as possible. 2 Sorbus: Standing dead: Fell to as near ground level as possible. 3 Willow: Young tree leaning heavily and hitting streetlight. Also adjacent branch from further Willow encroaching on streetlight: Fell one stem and reduce remaining limb to give adequate clearance to streetlight. G4 Willow: Group of predominantly Willow. Crown lift trees to 6 m to give adequate clearance to gardens. 5 Willow Opposite garden of 21 Barnards Close. Raise crown to 6 m and cut back canopy interfering with BT infrastructure to give 2 m clearance. T1 - Dying Elderberry, reduce in height by approximately 2m maintaining some lower screening. T2 - Leaning Alder, reduce in height by 2m to a suitable live point to prevent collapse in the long-term management. Undertake tree works as detailed on application form and in any accompanying information.
Pending
W/26/01908/FUL
Erection of up to 10 affordable dwellings with associated landscaping, open space, parking and access.
Pending
W/26/01810/FUL
Erection of one bedroom self-build bungalow and drop kerb
Pending

View Planning Timeline