Waters Edge, Great Comberton, Pershore, WR10 3DP

UPRN:10013944992Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: D (64)

Data freshness:Price Paid· freshPlanning· 6mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Waters Edge, Great Comberton, Pershore, WR10 3DP

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

£1,671,000

£1.34M - £2.00MLow

Estimate

£1.67M

Range

£1.34M – £2.00M

Rent Estimate (pcm)

£4,650

£4k - £5k

Monthly

£4,650

Yield

8.86%

Verdict

Derived from HomePortfolio scores

Waters Edge earns an INVESTIGATE rating with HP Score 57/100. 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 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 4Bike 22

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

estimate implies a 62% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£630,000

At the asking price

Monthly rent£4,650/mo

Evidenced range £4,000-£5,300

Interest rate5.4%

Loan to value75%

Cash required: £211,800
Net cash flow: £1,093/mo
Cash on cash: 6.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.19 - 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£1,671,000

Rent Estimate (pcm)£4,650

Gross Yield8.86%

1y Growth-65.1%

3y Growth-0.7%

5y Growth+0.9%

10y Growth+2.6%

Last Sold Price£800,000 (2015-02-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1WR10 3DP

Approval Rate

100%12mo

Development

low

W/26/01404/CCO
Discharge of Condition 5 (materials) of planning application W/26/00927/HP
Approved
W/26/00927/HP
Demolition of garage and erection of garden room and store (ancillary use to the main dwelling)
Approved
W/26/00465/CAN
Undertake tree works as detailed on application form and in any accompanying information
Approved

View Planning Timeline

Ownership

Corporate Ownership74.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-02-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,661

Population Density63 /km²

Owner Occupied78%

Age Distribution

0-15 11%16-64 55%65+ 34%

View Area Profile

Schools Nearby

Eckington CofE First School
1.8 mi
Good
Elmley Castle CofE First School
2.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Defford and Besford CofE Primary School
2.2 mi
GoodConcerns
Abbey Park Primary School
2.3 mi
Good

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

View All Schools

Comparables

View All

Leacroft
-
£500k
-
Home Orchard
-
£960k
-
Mulberry Barn
-
£660k
-
Whiteoaks
-
£980k
-

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