15 Manor Close, Church Lane, Lelant, St. Ives, TR26 3DR

UPRN:10014478352-Beds -Built 2007-2011

Tenure: -Council Tax: Band AEPC: C (77)

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

15 Manor Close, Church Lane, Lelant, St. Ives, TR26 3DR

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£345,000

£310k - £379kMedium

Estimate

£345k

Range

£310k – £379k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

7.82%

Verdict

Derived from HomePortfolio scores

15 Manor Close earns an INVESTIGATE rating with HP Score 63/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (21/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

21/ 100

Low

Transit & Bike

Transit 7Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 28 Oct 2026

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

Check before relying on this score: the estimate sits 42% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +42.2% (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 10014478352· as of 9 Oct 2026
Rental economics18.4/40
gross yield 7.8%; range width penalty ×0.82; the estimate this rent rides on sits 42% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1300/mo (range 1150-1400)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 42% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 28 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -16/mo, -1% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 63 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 28 Oct 2026
Risk & liquidity12.8/15
156 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

£174,500£229,500

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£199,500

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,150-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £62,640
Net cash flow: £227/mo
Cash on cash: 4.3%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.93 - clears 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 10014478352Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1150-1400)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 42% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 28 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 1300/mo (range 1150-1400)
Rental economics needs verification before you rely on it
sale estimate 42% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. 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.
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£345,000

Rent Estimate (pcm)£1,300

Gross Yield7.82%

1y Growth-

3y Growth-6.3%

5y Growth-0.9%

10y Growth+1.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TR26 3DR

Approval Rate

-12mo

Development

low

PA26/07349
Works to Tree within a Conservation Area (TCA) - T1 - Sycamore - Remove stem and branches growing towards 3 Sunny Corner to improve clearance between house and tree canopy.
Pending
PA26/07327
Works to trees in a Tree Preservation Order area; T1 reduce dying Sycamore branches, T2 remove Sycamore branch and T3 remove Ash branch
Pending
PA26/06698
Non-material amendment in relation to decision notice PA25/07650 dated 19/12/2025, namely 1. Addition of a glazed link between blocks G and H. Amendments to Block G 2) Revision of window distribution. 3) Amendment of material palette and external finished. 4) Enclosure of external staircases. 5) Infill of deep ground floor. 6) Removal of guarding rails. Amendments to Block H 7) Revision of window distribution. 8) Infill of the upper-floor terraces. 9) Infill of private terraces. 10) Refinement of architectural treatment. 11) Removal of guarding rails. Amendments to Landscape and Public Realm 12) Replacement of private gardens to the north of the buildings. 13) Replacement of private gardens to the south of the buildings. Amendments to Access 14) Provision of hotel parking within the basement car park in Zone 1b. 15) Provision of a dedicated drop-off facility on North Quay Road.
Pending

View Planning Timeline