Flat 2, 85 Gipsy Lane, Headington, Oxford, OX3 7PU

UPRN:10012801984Converted Flat2 bedsBuilt 1930-1949

Tenure: -Council Tax: Band CEPC: C (78)

Data freshness:Planning· 2mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 3mo ago

Flat 2, 85 Gipsy Lane, Headington, Oxford, OX3 7PU

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£324,000

£292k - £356kMedium

Estimate

£324k

Range

£292k – £356k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

5.72%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 75/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (73/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

75/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

73/ 100

High

Transit & Bike

Transit 25Bike 80

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -0.3% (MEDIUM), sold-comps -1.9%, £/sqft -1.9%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10012801984· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16%· as of 27 Oct 2026
Rental economics5.1/40
gross yield 5.7%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1550/mo (range 1450-1700)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -362/mo, -23% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 69 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 3 Nov 2026
Risk & liquidity12.9/15
292 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,450-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: -£24/mo
Cash on cash: -0.3%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.41 - 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 10012801984Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 1550/mo (range 1450-1700)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1550/mo (range 1450-1700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 69 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£324,000

Rent Estimate (pcm)£1,550

Gross Yield5.72%

1y Growth-2.0%

3y Growth-1.3%

5y Growth+0.8%

10y Growth+1.4%

Last Sold Price£247,500 (2014-01-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2OX3 7PU

Approval Rate

50%12mo

Development

low

26/02600/CAT
Works to 1no. Snakebark Maple tree as specified by Ringrose Tree Services in the Headington Hill Conservation Area. Decayed base and split stem: Remove the dead stem down to the main fork. Reduce the remaining live crown back by 0.5-1 metre to reduce the end weight.
Pending
26/02587/CAT
Works to 1no. Oak tree as specified by New Leaf Tree Surgery in the Headington Hill Conservation Area. T1. Mature Oak tree - Thin by 15%. Crown lift to the main union by creating a ground clearance of 5 metres.
Pending
26/02556/FUL
Formation of 2no. rear dormer in association with a loft conversion. Insertion of 3no. rooflights to front elevation.
Pending

View Planning Timeline