Winterhead House, Winscombe, BS25 1PP

UPRN:10013411852Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,260,000

£1.13M - £1.39MMedium

Estimate

£1.26M

Range

£1.13M – £1.39M

Rent Estimate (pcm)

£4,300

£4k - £5k

Monthly

£4,300

Yield

2.65%

Verdict

Derived from HomePortfolio scores

Winterhead House earns an INVESTIGATE rating with HP Score 62/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (5/100). 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 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

5/ 100

Low

Transit & Bike

Transit 5Bike 20

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-0.6/15
claims [AVM -54.8% (MEDIUM), sold-comps -100.6%, £/sqft -100.7%] → measured edge -0.12pp 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10013411852· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 23.6%· as of 1 Nov 2026
Rental economics0/40
gross yield 2.6%; range width penalty ×0.71
- valuation_snapshotsrent estimate 4300/mo (range 3800-4850)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -5,196/mo, -121% 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), 58 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 & liquidity12.8/15
72 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 sensitivity

£1,462,500£1,998,500

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£1,950,000

At the asking price

Monthly rent£4,300/mo

Evidenced range £3,800-£4,850

Interest rate5.4%

Loan to value75%

Cash required: £734,050
Net cash flow: -£3,604/mo
Cash on cash: -5.9%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.65 - 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 10013411852Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 23.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 4300/mo (range 3800-4850)Rental economics · as of 12 Oct 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

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 4300/mo (range 3800-4850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 58 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£1,260,000

Rent Estimate (pcm)£4,300

Gross Yield2.65%

1y Growth-

3y Growth+2.3%

5y Growth+4.3%

10y Growth+5.0%

Last Sold Price£248,000 (1997-08-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0BS25 1PP

Approval Rate

-12mo

Development

low

26/P/2118/FUL
Change of use from guest accommodation at Queensmead Court to create 1no. residential dwelling
Pending
44/26/00011
Remove epicormic growth from 1No. Sycamore (T1) (TPO Ref T1) to 6m from ground level.
Approved
44/26/00010
Erection of 1No. self-build dwelling and change of use of existing barn to ancillary residential storage use.
Approved

View Planning Timeline

Ownership

Corporate Ownership77.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1997-08-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

26 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,996

Population Density279 /km²

Owner Occupied82%

Age Distribution

0-15 15%16-64 51%65+ 34%

View Area Profile

Schools Nearby

Shipham Church of England First School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Sidcot School
0.6 mi
Inspected by ISI
Winscombe Primary School
0.9 mi
Inspected as Winscombe Primary School (URN 109101) on 12 Oct 2017
Sandford Primary School
1.4 mi
Good

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

View All Schools

Comparables

View All

Stream Farm Winterhead
-
£995k
-
Winterhead House Winterhead
-
£248k
-
Candleford Cottage Winterhead
-
£115k
-
Winterhead Farm Winterhead
-
£267k
-

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