Pear Tree Cottage, The Row, Cliffords Mesne, Newent, GL18 1JL

UPRN:10012751979Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (52)

Data freshness:Planning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Pear Tree Cottage, The Row, Cliffords Mesne, Newent, GL18 1JL

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£424,000

£382k - £466kMedium

Estimate

£424k

Range

£382k – £466k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

4.38%

Verdict

Derived from HomePortfolio scores

Pear Tree Cottage earns an INVESTIGATE rating with HP Score 60/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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

60/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 8Bike 15

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 3 bedrooms but the valuation snapshot describes 6 - the UPRN's evidence is for a different home

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£425,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,400-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£361/mo
Cash on cash: -3.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - below 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£424,000

Rent Estimate (pcm)£1,550

Gross Yield4.38%

1y Growth-

3y Growth-4.5%

5y Growth-2.0%

10y Growth+3.1%

Last Sold Price£300,000 (2018-06-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GL18 1JL

Approval Rate

-12mo

Development

low

P1079/26/FUL
Change of use from Public House with holiday lets to a coffee shop, bar and art studio space with holiday lets. Erection of new ground floor workshop and wood store. Conversion of existing barn to an additional one bedroom holiday let.
Pending
P0235/26/AG
Prior notification for the erection of agricultural building.
Approved
P1469/25/LD1
Application under Section 191 to establish the use of two Cottages (Peacock and Fishermans) as private dwellings in breach of holiday use condition
Approved

View Planning Timeline

Ownership

Corporate Ownership80.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-06-26
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£36,589

Population Density52 /km²

Owner Occupied83%

Age Distribution

0-15 14%16-64 53%65+ 33%

View Area Profile

Schools Nearby

Newent Community School and Sixth Form Centre
1.6 mi
GoodConcerns
Glebe Infants' School
2.0 mi
Good
Picklenash Junior School
2.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Gorsley Goffs Primary School
2.5 mi
Good

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Farmhouse
-
£560k
-
Woodbar Farm
-
£453k
-
Holly Tree Cottage The Row
-
£460k
-
Pear Tree Cottage The Row
-
£300k
-

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