Willow House, Yarnells Hill, Oxford, OX2 9BG

UPRN:10014078015Detached HouseBeds -Built 2003-2006

FreeholdCouncil Tax: Band GEPC: C (70)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 3mo ago

Willow House, Yarnells Hill, Oxford, OX2 9BG

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£1,423,000

£1.35M - £1.49MHigh

Estimate

£1.42M

Range

£1.35M – £1.49M

Rent Estimate (pcm)

£6,400

£6k - £7k

Monthly

£6,400

Yield

4.53%

Verdict

Derived from HomePortfolio scores

Willow House earns an INVESTIGATE rating with HP Score 75/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (39/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

39/ 100

Mixed

Transit & Bike

Transit 6Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -19.1% (HIGH), sold-comps -48.7%, £/sqft -48.7%] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10014078015· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.84
- valuation_snapshotsrent estimate 6400/mo (range 5800-6950)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,577/mo, -40% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 31 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 3 Nov 2026
Risk & liquidity14.6/15
338 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

£1,271,000£1,949,000

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£1,695,000

At the asking price

Monthly rent£6,400/mo

Evidenced range £5,800-£6,950

Interest rate5.4%

Loan to value75%

Cash required: £626,950
Net cash flow: -£1,290/mo
Cash on cash: -2.5%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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 10014078015Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 6400/mo (range 5800-6950)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 6400/mo (range 5800-6950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 31 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£1,423,000

Rent Estimate (pcm)£6,400

Gross Yield4.53%

1y Growth-

3y Growth-4.3%

5y Growth-1.7%

10y Growth+0.6%

Last Sold Price£1,025,000 (2016-03-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0OX2 9BG

Approval Rate

-12mo

Development

low

P26/V5035/TCA
T1, Prunus behind church - Reduce canopy by up to 2.5m to give clearance to building and neighbours garden. T2, Sycamore - Reduce lowest lateral limb growing towards church to give 1.5m clearance to building.
Pending
P26/V4906/FUL
Two storey side and rear extension with upward extension and new roof with 4no. dormers and alteration to the front to allow for internal reconfiguration of the existing flats and the creation of one additional flat. Alterations to the existing access.
Pending
P26/V4804/HH
Single storey rear extension with raised platform to allow access to new glazed doors at rear. Hip-to-gable loft conversion with box dormer to rear roof slope and two roof windows to front roof slope.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-03-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,859

Population Density1,072 /km²

Owner Occupied73%

Age Distribution

0-15 19%16-64 69%65+ 12%

View Area Profile

Schools Nearby

Matthew Arnold School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
North Hinksey Church of England Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Botley School
0.7 mi
Requires improvement
West Oxford Community Primary School
1.0 mi
Good

1 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Oriel House Yarnells Hill
-
£2.65M
-
Little Dene Yarnells Hill
-
£490k
-
Maple House Yarnells Hill
-
£1.50M
-
Little Dene Yarnells Hill
-
£490k
-

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