Pleasant House, Welney Road, Lakes End, Welney, Wisbech, PE14 9QB

UPRN:10013004653Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: F (25)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Pleasant House, Welney Road, Lakes End, Welney, Wisbech, PE14 9QB

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£353,000

£282k - £424kLow

Estimate

£353k

Range

£282k – £424k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

4.36%

Verdict

Derived from HomePortfolio scores

Pleasant House earns an INVESTIGATE rating with HP Score 52/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

52/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 36Bike 25

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.4%; range width penalty ×0.78
- valuation_snapshotsrent estimate 1200/mo (range 1050-1300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -640/mo, -53% 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
Risk & liquidity9.2/15
227 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£330,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,050-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £106,800
Net cash flow: -£283/mo
Cash on cash: -3.2%
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.

Evidence

Where every number comes from

valuation_snapshotsrent estimate 1200/mo (range 1050-1300)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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1200/mo (range 1050-1300)

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£353,000

Rent Estimate (pcm)£1,200

Gross Yield4.36%

1y Growth-18.0%

3y Growth+1.9%

5y Growth+1.1%

10y Growth+4.6%

Last Sold Price£165,000 (2013-06-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0PE14 9QB

Approval Rate

-12mo

Development

low

26/01607/F
Demolition of existing outbuildings. New extension to house replacing existing, with air source heat pump. Two new ancillary agricultural style buildings
Pending
26/00383/CU
Retrospective change of use of former post office to kitchen
Approved

View Planning Timeline

Ownership

Corporate Ownership79.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-06-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,581

Population Density44 /km²

Owner Occupied73%

Age Distribution

0-15 16%16-64 59%65+ 25%

View Area Profile

Schools Nearby

Townley Primary School
1.6 mi
Good
Upwell Academy
3.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Manea Community Primary School
4.6 mi
Good
Beaupre Community Primary School
4.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Fred Hartleys Bungalows Welney Road
-
£210k
-
Harnser Welney Road
-
£256k
-
Stanborough Welney Road
-
£690k
-
Innisfree Welney Road
-
£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