20 Providence Park, Cheltenham, GL51 7NY

UPRN:10012805367Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (77)

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

20 Providence Park, Cheltenham, GL51 7NY

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

£160,000

£128k - £192kLow

Estimate

£160k

Range

£128k – £192k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

7.74%

Verdict

Derived from HomePortfolio scores

20 Providence Park earns an INVESTIGATE rating with HP Score 78/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (68/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

78/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

68/ 100

Moderate

Transit & Bike

Transit 24Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 27 Oct 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge1.9/15
claims [sold-comps +2.5%, £/sqft +2.3%] → measured edge +0.38pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5%· as of 27 Oct 2026
Rental economics21.9/40
gross yield 7.7%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1000/mo (range 950-1050)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -201/mo, -20% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 27 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 40 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 27 Oct 2026
Risk & liquidity9.2/15
516 sales/12mo in area; valuation range width 40%
- 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

£116,000£178,000

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£155,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £48,400
Net cash flow: £169/mo
Cash on cash: 4.2%
Score at this price: 33

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.91 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 1000/mo (range 950-1050)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 27 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 27 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1000/mo (range 950-1050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 40 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£160,000

Rent Estimate (pcm)£1,000

Gross Yield7.74%

1y Growth-3.2%

3y Growth+0.0%

5y Growth+2.3%

10y Growth+3.7%

Last Sold Price£174,500 (2005-12-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0GL51 7NY

Approval Rate

-12mo

Development

low

26/01703/AMEND
Non-material amendment of granted permission 25/01491/FUL; no thermal insulation to be applied to any elevations under render, no change to colour or finish.
Pending
26/01662/CLPUD
Vehicle access and hardstanding.
Pending
26/01602/AMEND
Non-material amendment of granted permission 24/00642/CONDIT to allow for landscaping adjustments to the original landscaping plan.
Approved

View Planning Timeline

Ownership

Corporate Ownership68.5%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2005-12-21
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£36,014

Population Density5,967 /km²

Owner Occupied49%

Age Distribution

0-15 23%16-64 65%65+ 12%

View Area Profile

Schools Nearby

All Saints' Academy, Cheltenham
0.3 mi
-
Hesters Way Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rowanfield Infant School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rowanfield Junior School
0.5 mi
Good

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

View All Schools

Comparables

View All

8 Providence Park
-
£148k
-
56 Providence Park
-
£145k
-
19 Providence Park
-
£155k
-
5 Providence Park
-
£215k
-

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