Erw Bach, Cymau, Wrexham, LL11 5HB

UPRN:10013702156Detached HouseBeds -Built 1991-1995

Tenure: -Council Tax: Band EEPC: D (60)

Data freshness:Planning· 4mo agoEPC· 6mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

14 of 21 sources

Sale Estimate

£572,000

£515k - £629kMedium

Estimate

£572k

Range

£515k – £629k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

5.43%

Verdict

Derived from HomePortfolio scores

Erw Bach earns an INVESTIGATE rating with HP Score 81/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)ONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM -0.5% (MEDIUM), sold-comps -21.1%, £/sqft -21.1%] → measured edge +0.00pp 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 12 Oct 2026
- valuation_snapshotsestimate for 10013702156· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 21.2%· as of 31 Oct 2026
Rental economics2.9/40
gross yield 5.4%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2600/mo (range 2350-2800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -645/mo, -25% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 67 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 2 Nov 2026
Risk & liquidity12.9/15
413 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

£431,000£661,000

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£575,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,350-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: -£141/mo
Cash on cash: -0.9%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.34 - 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 10013702156Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 21.2%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 2600/mo (range 2350-2800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 2600/mo (range 2350-2800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 67 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£572,000

Rent Estimate (pcm)£2,600

Gross Yield5.43%

1y Growth-

3y Growth+3.7%

5y Growth+3.8%

10y Growth+3.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0LL11 5HB

Approval Rate

-12mo

Development

low

FUL/000714/25
Retrospective Application: Rebuild of dilapidated outbuilding. Take down the old building. Dig down to solid ground to gain height to add second floor. Rebuild in the same footprint. Keep it agriculture style with cladding on the outside. Ground floor use will be for outside storage such as tools, mower, etc. Upstairs will be hobby room and bathroom, extra space/storage, extended living area.
Approved
FUL/000442/25
Loft conversion
Approved
AGN/000838/24
New storage building for hay, straw and some machinery
Rejected

View Planning Timeline