Parsley House, Calcot, Cheltenham, GL54 3JZ

UPRN:10013395845Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: E (52)

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

Parsley House, Calcot, Cheltenham, GL54 3JZ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£863,000

£820k - £907kHigh

Estimate

£863k

Range

£820k – £907k

Rent Estimate (pcm)

£3,500

£3k - £4k

Monthly

£3,500

Yield

3.36%

Verdict

Derived from HomePortfolio scores

Parsley House earns an INVESTIGATE rating with HP Score 56/100. Investment score 54/100 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

56/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 6Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -44.8% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10013395845· as of 9 Nov 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.80
- valuation_snapshotsrent estimate 3500/mo (range 3150-3850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,831/mo, -81% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 62 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 11 Nov 2026
Risk & liquidity14.6/15
273 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,500/mo

Evidenced range £3,150-£3,850

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,796/mo
Cash on cash: -4.8%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.83 - 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_snapshotsestimate for 10013395845Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3500/mo (range 3150-3850)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3500/mo (range 3150-3850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 62 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£863,000

Rent Estimate (pcm)£3,500

Gross Yield3.36%

1y Growth-

3y Growth+0.4%

5y Growth+1.4%

10y Growth+2.9%

Last Sold Price£710,000 (2021-02-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GL54 3JZ

Approval Rate

100%12mo

Development

low

26/01525/COMPLY
Compliance with conditions 4 (Metal windows) and 5 (Window sills) of permission 26/00424/FUL and conditions 3 (Metal windows), 4 (Window sills) and 5 (Internal doors) of consent 26/00425/LBC - Alterations to the existing attached former outbuilding which forms part of Coln St Dennis House. Including new fenestration, structural alterations, new door openings and the creation of a pantry in a former garage
Approved
26/01152/TCONR
T1- Mature Birch Tree - overhanging the road. We wish to crown reduce this tree by approximately 20% in height only T2- Birch tree - growing on garage roof. We wish to reduce & shape by approximately 20%
Approved
26/01012/TCONR
T1 & T2 Poplar - Fell T3 Remove primary limb in order to eliminate the risk of the branch failing into the walled garden.
Approved

View Planning Timeline

Ownership

Corporate Ownership71%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-02-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,927

Population Density25 /km²

Owner Occupied62%

Age Distribution

0-15 13%16-64 60%65+ 27%

View Area Profile

Schools Nearby

St Andrew's Church of England Primary School
2.0 mi
Inspected as St Andrew's Church of England Primary School (URN 115680) on 26 Nov 2024
Bibury Church of England Primary School
2.9 mi
Good
Northleach Church of England Primary School
3.1 mi
Good
North Cerney Church of England Primary Academy
4.4 mi
Good

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 Calcot Village
-
£250k
-
Meadow View Cottage Calcot Village
-
£520k
-
Coombe House Calcot Village
-
£575k
-
Parsley House Calcot Village
-
£710k
-

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