5 The Hillside, 21 Holywell Heights, Sheffield, S4 8AU

UPRN:10013298607Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: E (52)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

5 The Hillside, 21 Holywell Heights, Sheffield, S4 8AU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£114,000

£102k - £125kMedium

Estimate

£114k

Range

£102k – £125k

Rent Estimate (pcm)

£850

£800 - £850

Monthly

£850

Yield

9.27%

Verdict

Derived from HomePortfolio scores

5 The Hillside earns an INVESTIGATE rating with HP Score 65/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (41/100). 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

65/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

41/ 100

Mixed

Transit & Bike

Transit 47Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +3.5% (MEDIUM), sold-comps +14.7%, £/sqft +14.5%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10013298607· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.1%· as of 30 Oct 2026
Rental economics34.2/40
gross yield 9.3%; range width penalty ×1.00
- valuation_snapshotsrent estimate 850/mo (range 800-850)· as of 13 Oct 2026· verify before relying on this
Stress margin3.6/30
stressed cash flow +31/mo, +4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 70 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 4 Nov 2026
Risk & liquidity12.8/15
63 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 sensitivityScores 70+ up to £88,000

£82,500£126,500

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£110,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£850

Interest rate5.4%

Loan to value75%

Cash required: £34,300
Net cash flow: £217/mo
Cash on cash: 7.6%
Score at this price: 53

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.29 - 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 10013298607Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.1%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 850/mo (range 800-850)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 850/mo (range 800-850)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Set your walk-away price before viewing - above £88,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£114,000

Rent Estimate (pcm)£850

Gross Yield9.27%

1y Growth+9.8%

3y Growth+3.4%

5y Growth+4.3%

10y Growth+4.1%

Last Sold Price£106,625 (2006-03-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0S4 8AU

Approval Rate

-12mo

Development

low

26/03167/FUL
Construction of new industrial buildings, security building and fencing, surface car parking and revised access arrangements, including associated landscaping, service areas and other associated works (Application under Section 73 to vary condition 2 (Approved Plans) imposed by planning permission 24/02184/FUL)
Pending
26/03158/FUL
Conversion of retail storage area to form a separate retail unit (Use Class E) including the installation of a new shopfront
Pending
26/03070/LBC
Dismantling of 2 No. existing brick piers for repair and like for like rebuild, and refurbishment of existing wall
Pending

View Planning Timeline

Ownership

Corporate Ownership45.3%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-03-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,816

Population Density-

Owner Occupied54%

Age Distribution

0-15 26%16-64 62%65+ 12%

View Area Profile

Schools Nearby

Limpsfield Junior School
0.2 mi
Inspected as Limpsfield Junior School (URN 107040) on 22 Mar 2022
Brightside Nursery Infant School
0.4 mi
Outstanding
Owler Brook Primary School
0.5 mi
Good
Brigantia Hill Fort Academy
0.7 mi
Inspected as Concord Junior Academy (URN 140609) on 6 Jun 2023

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Hillside, 21 Holywell Heights
-
£111k
-
Holywell Gardens, 1 Holywell Heights
-
£100k
-
Holywell Gardens, 1 Holywell Heights
-
£100k
-
Holywell Gardens, 1 Holywell Heights
-
£116k
-

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