Old Hall Farm Cottage, Hill Farm Lane, Ayot St. Lawrence, Welwyn, AL6 9BW

UPRN:10014209658Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (39)

Data freshness:Price Paid· freshPlanning· 6mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Old Hall Farm Cottage, Hill Farm Lane, Ayot St. Lawrence, Welwyn, AL6 9BW

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£2,775,000

£2.50M - £3.05MMedium

Estimate

£2.77M

Range

£2.50M – £3.05M

Rent Estimate (pcm)

£8,850

£8k - £10k

Monthly

£8,850

Yield

3.73%

Verdict

Derived from HomePortfolio scores

Old Hall Farm Cottage earns an INVESTIGATE rating with HP Score 60/100. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 41Bike 20

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£2,850,000

At the asking price

Monthly rent£8,850/mo

Evidenced range £7,850-£9,850

Interest rate5.4%

Loan to value75%

Cash required: £1,112,050
Net cash flow: -£3,492/mo
Cash on cash: -3.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - below 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£2,775,000

Rent Estimate (pcm)£8,850

Gross Yield3.73%

1y Growth-

3y Growth-1.8%

5y Growth+0.4%

10y Growth+1.4%

Last Sold Price£530,000 (1997-10-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1AL6 9BW

Approval Rate

100%12mo

Development

low

6/2026/0472/TC
Replace damaged Cherry Tree with a new Cherry Tree
Approved
6/2026/0187/TC
T10 - Elm to remove to ground level T11 - Sycamore to remove to ground level
Approved
6/2026/0085/TC
T1 - Prunus - Rebalance the weight of the Prunus to reduce the weight of the crown T11 - Ash remove the multi-stemmed Ash as it is suffering from Ash Dieback
Approved

View Planning Timeline

Ownership

Corporate Ownership71.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1997-10-16
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£37,805

Population Density178 /km²

Owner Occupied72%

Age Distribution

0-15 16%16-64 55%65+ 29%

View Area Profile

Schools Nearby

Codicote Church of England Primary School
1.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Kimpton Primary School
1.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Welwyn St Mary's Church of England Voluntary Aided Primary School
2.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Helen's Church of England Primary School
2.2 mi
Good

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

View All Schools

Comparables

View All

Lord Mead House
-
£3.15M
-
Stocking Lane Cottage
-
£1.40M
-
Lower Meadow
-
£1.31M
-
Stocking Lane Cottage
-
£905k
-

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