Saddlewood Manor, Leighterton, Tetbury, GL8 8UQ

UPRN:10022837809Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: F (34)

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

Saddlewood Manor, Leighterton, Tetbury, GL8 8UQ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£4,207,000

£3.37M - £5.05MLow

Estimate

£4.21M

Range

£3.37M – £5.05M

Rent Estimate (pcm)

£17,200

£16k - £19k

Monthly

£17,200

Yield

2.97%

Verdict

Derived from HomePortfolio scores

Saddlewood Manor earns an INVESTIGATE rating with HP Score 60/100. Investment score 58/100 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

60/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 22Bike 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

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£6,950,000

At the asking price

Monthly rent£17,200/mo

Evidenced range £15,700-£18,650

Interest rate5.4%

Loan to value75%

Cash required: £2,834,050
Net cash flow: -£11,549/mo
Cash on cash: -4.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.73 - 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£4,207,000

Rent Estimate (pcm)£17,200

Gross Yield2.97%

1y Growth-

3y Growth+0.0%

5y Growth+0.5%

10y Growth+2.5%

Last Sold Price£1,637,500 (1997-10-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1GL8 8UQ

Approval Rate

0%12mo

Development

low

26/01862/FUL
Change of use from holiday let accommodation to annexe ancillary to main dwelling and associated works
Rejected
25/02570/PPROW
Diversion of Public Footpath NDM 3 (part) (Parish of Didmarton) at land situated north and east of Saddlewood Manor
Approved
25/02528/PPROW
Public Path Diversion Order Highways Act 1980 - Section 119 Wildlife and Countryside Act 1981 Section 53A(2) Diversion of Part of Public Footpath NDM 3 - revision
Approved

View Planning Timeline

Ownership

Corporate Ownership67.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1997-10-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,927

Population Density-

Owner Occupied66%

Age Distribution

0-15 16%16-64 59%65+ 25%

View Area Profile

Schools Nearby

Leighterton Primary School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hillesley Church of England Primary School
2.4 mi
Good
Hawkesbury Church of England Primary School
2.6 mi
Inspected as Hawkesbury Church of England Primary School (URN 109161) on 12 Sep 2023
Westonbirt School
3.4 mi
Inspected by ISI

4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Grange Cottage Saddlewood
-
£400k
-
Saddlewood Manor Saddlewood
-
£1.64M
-

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