The Old Rectory, Upper Pendock, Malvern, WR13 6JP

UPRN:10014086791Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: E (53)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

The Old Rectory, Upper Pendock, Malvern, WR13 6JP

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

14 of 21 sources

Sale Estimate

£1,732,000

£1.56M - £1.91MMedium

Estimate

£1.73M

Range

£1.56M – £1.91M

Rent Estimate (pcm)

£6,150

£6k - £7k

Monthly

£6,150

Yield

4.22%

Verdict

Derived from HomePortfolio scores

The Old Rectory 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 NationsMarket 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 covenantsPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 19Bike 15

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM -1.0% (MEDIUM)] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10014086791· as of 9 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.78
- valuation_snapshotsrent estimate 6150/mo (range 5500-6800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,993/mo, -49% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 272 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 30 Oct 2026
Risk & liquidity12.8/15
80 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

£1,312,500£1,969,000

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£1,750,000

At the asking price

Monthly rent£6,150/mo

Evidenced range £5,500-£6,800

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: -£1,649/mo
Cash on cash: -3.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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 10014086791Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 6150/mo (range 5500-6800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 6150/mo (range 5500-6800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 272 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£1,732,000

Rent Estimate (pcm)£6,150

Gross Yield4.22%

1y Growth-

3y Growth-5.7%

5y Growth+1.8%

10y Growth+1.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WR13 6JP

Approval Rate

-12mo

Development

low

M/26/01025/HP
Conversion of detached garage to ancillary accommodation and associated works.
Approved
M/24/01614/FUL
Replacement of existing field gate with enhanced security gate and erection of open pole barn for undercover storage of farm machinery and implements
Approved
M/24/01147/FUL
Insertion of external windows and doors, construction of porch, garage and store and single storey garden room. Change of use of land to domestic use. - (Variation of Condition 2 Ref 21/01840/FUL to faciitate amendments to garage.)
Approved

View Planning Timeline

Ownership

Corporate Ownership82.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,167

Population Density35 /km²

Owner Occupied79%

Age Distribution

0-15 13%16-64 57%65+ 30%

View Area Profile

Schools Nearby

Pendock CofE Primary School
1.6 mi
Good
Castlemorton Church of England Primary School
2.3 mi
Good
Eldersfield Lawn CofE Primary School
2.3 mi
Good
Staunton and Corse Church of England Primary School
3.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

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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