2 Perrys Lane, Seend Cleeve, Seend, Melksham, SN12 6QA

UPRN:100120985561Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: F (33)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

2 Perrys Lane, Seend Cleeve, Seend, Melksham, SN12 6QA

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£625,000

£594k - £656kHigh

Estimate

£625k

Range

£594k – £656k

Rent Estimate (pcm)

£2,700

£2k - £3k

Monthly

£2,700

Yield

5.18%

Verdict

Derived from HomePortfolio scores

2 Perrys Lane earns an INVESTIGATE rating with HP Score 66/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (15/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

15/ 100

Low

Transit & Bike

Transit 8Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 29 Oct 2026

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

Valuation edge0/15
claims [AVM +0.0% (HIGH), sold-comps -25.5%, £/sqft -25.6%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 100120985561· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.6%· as of 19 Oct 2026
Rental economics1.3/40
gross yield 5.2%; range width penalty ×0.87
- valuation_snapshotsrent estimate 2700/mo (range 2450-2900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -782/mo, -29% 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 29 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 125 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 29 Oct 2026
Risk & liquidity14.7/15
320 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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,450-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£240/mo
Cash on cash: -1.4%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - 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_snapshotsestimate for 100120985561Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.6%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 2700/mo (range 2450-2900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 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 2700/mo (range 2450-2900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 125 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£625,000

Rent Estimate (pcm)£2,700

Gross Yield5.18%

1y Growth-

3y Growth-1.8%

5y Growth+1.5%

10y Growth+3.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SN12 6QA

Approval Rate

-12mo

Development

low

PL/2026/06416
Reserved Matters application for erection of a new dwelling and garage - Outline approval under PL/2024/03269
Pending
PL/2026/05498
T1 Lime tree - Crown lift between 12ft-15ft. T2 Beech tree - Reduce back lowest limb/branch back from edge of flower boarder by 2-3 meters.
Approved
PL/2026/05483
Demolition of the existing sectional concrete garage and erection of a replacement sectional timber domestic garage, using the existing concrete base with a small extension to the base.
Conditions

View Planning Timeline

Ownership

Corporate Ownership64.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,873

Population Density-

Owner Occupied77%

Age Distribution

0-15 13%16-64 58%65+ 29%

View Area Profile

Schools Nearby

Seend Church of England Primary School
0.6 mi
Good
Melksham Oak Community School
1.2 mi
Good
Bowerhill Primary School
1.2 mi
Good
Forest and Sandridge Church of England Primary School
1.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

0 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Perrys Lane
-
£660k
-
11A Perrys Lane
-
£450k
-
5 Perrys Lane
-
£700k
-
2A Perrys Lane
-
£650k
-

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