8 Barclay Court, 48 Woodcock Road, Warminster, BA12 9DQ

UPRN:10013824726Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band AEPC: C (79)

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

8 Barclay Court, 48 Woodcock Road, Warminster, BA12 9DQ

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£121,000

£115k - £127kHigh

Estimate

£121k

Range

£115k – £127k

Rent Estimate (pcm)

£800

£750 - £800

Monthly

£800

Yield

8.00%

Verdict

Derived from HomePortfolio scores

8 Barclay Court earns an INVESTIGATE rating with HP Score 81/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (67/100). 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 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

67/ 100

Moderate

Transit & Bike

Transit 17Bike 47

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£120,000

At the asking price

Monthly rent£800/mo

Evidenced range £750-£800

Interest rate5.4%

Loan to value75%

Cash required: £37,300
Net cash flow: £149/mo
Cash on cash: 4.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.98 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£121,000

Rent Estimate (pcm)£800

Gross Yield8.00%

1y Growth-

3y Growth-3.0%

5y Growth+0.3%

10y Growth+3.3%

Last Sold Price£90,000 (2007-07-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BA12 9DQ

Approval Rate

-12mo

Development

low

PL/2026/07054
T1 Beech - Prune back the lower canopy by 3m which has over extended growth in a small clump low over no.31's roof causing incidental damage in strong winds and damp to minimise future damage.
Pending
PL/2026/06888
T1 - Crab Apple tree (Malus sylvestris var) - reduce the crown by 1m-1.25m and prune away from the overhead cables to provide 0.3m-0.5m clearance T2 – Apple tree (Malus) - reduce the crown by 2m and cut back from the house to provide 1m-1.5m clearance a
Pending
PL/2026/06770
Removal of existing staircase to replace with purpose made staircase and handrailing. Removal of stud walls to construct new stud walling to form ground floor kitchen and toilet.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.4%
Overseas OwnershipNo
Lease Term Remaining105 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-07-04
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£31,873

Population Density2,367 /km²

Owner Occupied87%

Age Distribution

0-15 12%16-64 54%65+ 34%

View Area Profile

Schools Nearby

Kingdown School
0.2 mi
Good
St John's CofE School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
New Close Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Avenue Primary School and Children's Centre
0.5 mi
GoodConcerns

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

View All Schools

Comparables

View All

Barclay Court, 48 Woodcock Road
-
£130k
-
41 Woodcock Road
-
£237k
-
Barclay Court, 48 Woodcock Road
-
£135k
-
52A Woodcock Road
-
£320k
-

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