15 Honey Court, Sotherby Drive, Cheltenham, GL51 0FX

UPRN:10012806429Purpose Built Flat1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band AEPC: C (79)

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

15 Honey Court, Sotherby Drive, Cheltenham, GL51 0FX

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£159,000

£151k - £167kHigh

Estimate

£159k

Range

£151k – £167k

Rent Estimate (pcm)

£950

£900 - £1k

Monthly

£950

Yield

9.50%

Verdict

Derived from HomePortfolio scores

15 Honey Court earns an INVESTIGATE rating with HP Score 77/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is 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 NationsMarket 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

77/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

68/ 100

Moderate

Transit & Bike

Transit 20Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 27 Oct 2026

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

Check before relying on this score: the estimate sits 25% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +24.5% (HIGH), sold-comps +14.9%, £/sqft +14.8%] → measured edge +0.50pp 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 12 Oct 2026
- valuation_snapshotsestimate for 10012806429· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5%· as of 28 Oct 2026
Rental economics31.8/40
gross yield 9.5%; range width penalty ×0.88; the estimate this rent rides on sits 25% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 950/mo (range 900-1050)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 25% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0.6/30
stressed cash flow +6/mo, +1% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 27 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 44 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 & liquidity14.6/15
516 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

£90,000£138,000

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£120,000

At the asking price

Monthly rent£950/mo

Evidenced range £900-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £37,300
Net cash flow: £253/mo
Cash on cash: 8.1%
Score at this price: 50

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.35 - 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 10012806429Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 5%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 950/mo (range 900-1050)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 25% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advert

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 950/mo (range 900-1050)
Rental economics needs verification before you rely on it
sale estimate 25% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£159,000

Rent Estimate (pcm)£950

Gross Yield9.50%

1y Growth+2.2%

3y Growth+0.0%

5y Growth+2.3%

10y Growth+3.7%

Last Sold Price£121,000 (2018-09-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GL51 0FX

Approval Rate

-12mo

Development

low

26/01630/CACN
T1- Goat Willow, Remove to ground level and grind out stump.
Approved
26/01623/CLPUD
New prefabricated building with all associated works.
Pending
26/01553/FUL
Removal of existing locker units and replacement with 4 No. new Click and Collect parking bays.
Pending

View Planning Timeline

Ownership

Corporate Ownership68.5%
Overseas OwnershipNo
Lease Term Remaining129 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-09-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,014

Population Density1,672 /km²

Owner Occupied64%

Age Distribution

0-15 16%16-64 65%65+ 19%

View Area Profile

Schools Nearby

St Thomas More Catholic Primary School
0.3 mi
Inspected as St Thomas More Catholic Primary School (URN 115710) on 14 Jun 2023
Benhall Infant School
0.5 mi
Good
St Mark's Church of England Junior School
0.6 mi
Good
Pate's Grammar School
0.6 mi
Outstanding

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Honey Court Sotherby Drive
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£170k
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Honey Court Sotherby Drive
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£171k
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Honey Court Sotherby Drive
-
£180k
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Honey Court Sotherby Drive
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£170k
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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