33 Summer Lake, Spine Road East, South Cerney, Cirencester, GL7 5LW

UPRN:10013887263Detached House4 bedsBuilt 2012 onwards

Tenure: -Council Tax: Band GEPC: C (78)

Data freshness:Listing· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

33 Summer Lake, Spine Road East, South Cerney, Cirencester, GL7 5LW

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,193,000

£1.13M - £1.25MHigh

Estimate

£1.19M

Range

£1.13M – £1.25M

Rent Estimate (pcm)

£5,350

£5k - £6k

Monthly

£5,350

Yield

5.14%

Verdict

Derived from HomePortfolio scores

33 Summer Lake earns an INVESTIGATE rating with HP Score 62/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (10/100). 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)Defra 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

62/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 5Bike 50

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 2026

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

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 edge0/15
claims [AVM -4.8% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10013887263· as of 9 Oct 2026
Rental economics0.9/40
gross yield 5.1%; range width penalty ×0.83
- valuation_snapshotsrent estimate 5350/mo (range 4850-5850)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,471/mo, -27% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 255 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 6 Nov 2026
Risk & liquidity14.6/15
499 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£5,350/mo

Evidenced range £4,850-£5,850

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£515/mo
Cash on cash: -1.4%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - 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 10013887263Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 5350/mo (range 4850-5850)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 5350/mo (range 4850-5850)
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. 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£1,193,000

Rent Estimate (pcm)£5,350

Gross Yield5.14%

1y Growth+72.4%

3y Growth-2.5%

5y Growth+1.6%

10y Growth+3.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2GL7 5LW

Approval Rate

100%12mo

Development

low

26/02324/FUL
Erection of a padel centre, landscaping, and extension to parking
Pending
26/02084/COMPLY
Compliance with condition 4 (Watercourse protection plan) of permission 26/00345/FUL - Erection of a timber barn for flexible, ancillary leisure use
Approved
26/02001/COMPLY
Compliance with condition 7 (external lighting) of permission 24/02843/FUL - Variation of condition 2 (Approved drawings) of permission 14/01465/FUL (as amended) - Revision to layout and design of seven plots as approved under application 06/00525/FUL - Revisions to site access, landscaping and footpath route. Retention of foul drainage treatment plant
Approved

View Planning Timeline

Ownership

Corporate Ownership68.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,927

Population Density205 /km²

Owner Occupied70%

Age Distribution

0-15 16%16-64 60%65+ 24%

View Area Profile

Schools Nearby

Ann Edwards Church of England Primary School
1.5 mi
Good
Down Ampney Church of England Primary School
2.0 mi
Inspected as Down Ampney Church of England Primary School (URN 115664) on 17 Oct 2018
Ashton Keynes Church of England Primary School
2.1 mi
Good
Meadow Bridge School
2.6 mi
Good

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

View All Schools

Comparables

View All

Summer Lake Spine Road East
-
£988k
-
Summer Lake Spine Road East
-
£32k
-
Summer Lake Cotswold Water Park
-
£32k
-
Summer Lake Spine Road East
-
£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