New Cottage, Dingle Road, Leigh, Worcester, WR6 5JX

UPRN:10014088816Detached House2 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band DEPC: D (62)

Data freshness:Listing· freshPlanning· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

New Cottage, Dingle Road, Leigh, Worcester, WR6 5JX

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

£488,000

£464k - £513kHigh

Estimate

£488k

Range

£464k – £513k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

3.46%

Verdict

Derived from HomePortfolio scores

New Cottage earns an INVESTIGATE rating with HP Score 58/100. Investment score 55/100 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

58/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 3Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 13 Nov 2026

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

Valuation edge0/15
claims [AVM +0.6% (HIGH), sold-comps -2.3%, £/sqft -2.4%] → 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 10 Nov 2026
- valuation_snapshotsestimate for 10014088816· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%· as of 11 Nov 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.77
- valuation_snapshotsrent estimate 1400/mo (range 1250-1550)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,147/mo, -82% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 590 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 13 Nov 2026
Risk & liquidity14.6/15
118 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

£364,000£558,000

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£485,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,250-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £161,050
Net cash flow: -£668/mo
Cash on cash: -5.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.86 - 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 10014088816Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%Valuation edge · as of 11 Nov 2026
valuation_snapshotsrent estimate 1400/mo (range 1250-1550)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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 1400/mo (range 1250-1550)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 590 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£488,000

Rent Estimate (pcm)£1,400

Gross Yield3.46%

1y Growth-1.4%

3y Growth+3.7%

5y Growth+3.8%

10y Growth+5.8%

Last Sold Price£305,000 (2020-01-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

3WR6 5JX

Approval Rate

33.3%12mo

Development

low

M/26/00927/CU
Change of use of agricultural land to a site for five glamping pods and creation of associated access and facilities (Variation of condition 2 (approved plans) to planning permission M/24/00280/CU)
Approved
M/26/00581/NMA
Non-material amendment to planning permission M/24/00280/CU (for change of use of agricultural land to a site for five glamping pods and creation of associated access and facilities) - to allow change in design to glamping pods.
Rejected
M/25/01893/FUL
Erection of triple garage and entrance gates, change of use of land to residential, formation of a residential driveway (Part Retrospective)
Rejected

View Planning Timeline

Ownership

Corporate Ownership83.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-01-17
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£28,167

Population Density111 /km²

Owner Occupied79%

Age Distribution

0-15 15%16-64 57%65+ 28%

View Area Profile

Schools Nearby

Broadwas CofE Aided Primary School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Our Place School
2.0 mi
Good
Leigh and Bransford Primary School
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Suckley Primary School
3.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

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Comparables

View All

Pigeon Farm House Cottages, 2 Dingle Road
-
£440k
-
Hill Farm Barns Dingle Road
-
£446k
-
The Hill Farm Bungalow Dingle Road
-
£258k
-
Old Byre Dingle Road
-
£333k
-

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