The Engine House, 2 Leigh Court Barns, Leigh, Worcester, WR6 5LB

UPRN:10014092477Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: E (45)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

The Engine House, 2 Leigh Court Barns, Leigh, Worcester, WR6 5LB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£636,000

£509k - £764kLow

Estimate

£636k

Range

£509k – £764k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

2.57%

Verdict

Derived from HomePortfolio scores

The Engine House earns an INVESTIGATE rating with HP Score 58/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 5Bike 21

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 2.6%; range width penalty ×0.55
- valuation_snapshotsrent estimate 1550/mo (range 1300-1800)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,049/mo, -132% 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 11 Nov 2026
Risk & liquidity9.2/15
118 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£725,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,300-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£1,374/mo
Cash on cash: -6.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.63 - 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_snapshotsrent estimate 1550/mo (range 1300-1800)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1550/mo (range 1300-1800)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£636,000

Rent Estimate (pcm)£1,550

Gross Yield2.57%

1y Growth-

3y Growth+3.7%

5y Growth+3.8%

10y Growth+5.8%

Last Sold Price£399,950 (2004-06-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WR6 5LB

Approval Rate

-12mo

Development

low

M/25/01884/HP
Demolition of rear conservatory and proposed single-storey extension. Alteration to windows and doors
Approved
M/24/01757/CLE
Application for a Lawful Development Certificate for Existing Use of land for Storage of Materials and Equipment associated with a Landscaping Business
Rejected
M/24/01265/HP
Demolition of rear conservatory and front porch. Proposed single-storey rear and side extensions. Alterations to windows and doors.
Approved

View Planning Timeline

Ownership

Corporate Ownership83.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-06-07
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

Our Place School
1.1 mi
Good
Leigh and Bransford Primary School
1.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Broadwas CofE Aided Primary School
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Rushwick CofE Primary School
2.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Leigh Court Barns
-
£645k
-
Leigh Lodge
-
£1.35M
-
Horizons
-
£10k
-
The Stables
-
£255k
-

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