Woodroffe House, Westington, Chipping Campden, GL55 6EG

UPRN:10022846244Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (63)

Data freshness:Listing· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Woodroffe House, Westington, Chipping Campden, GL55 6EG

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,918,000

£1.73M - £2.11MMedium

Estimate

£1.92M

Range

£1.73M – £2.11M

Rent Estimate (pcm)

£8,700

£8k - £9k

Monthly

£8,700

Yield

5.64%

Verdict

Derived from HomePortfolio scores

Woodroffe House earns an INVESTIGATE rating with HP Score 73/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (42/100). 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

73/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

42/ 100

Mixed

Transit & Bike

Transit 10Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 +3.5% (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 12 Oct 2026
- valuation_snapshotsestimate for 10022846244· as of 12 Oct 2026
Rental economics4.5/40
gross yield 5.6%; range width penalty ×0.87
- valuation_snapshotsrent estimate 8700/mo (range 8000-9450)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,540/mo, -18% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 37 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 4 Nov 2026
Risk & liquidity12.8/15
79 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

£1,387,500£1,989,000

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£1,850,000

At the asking price

Monthly rent£8,700/mo

Evidenced range £8,000-£9,450

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: -£221/mo
Cash on cash: -0.4%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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 10022846244Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 8700/mo (range 8000-9450)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 8700/mo (range 8000-9450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 37 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. 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£1,918,000

Rent Estimate (pcm)£8,700

Gross Yield5.64%

1y Growth-

3y Growth+0.0%

5y Growth+1.6%

10y Growth+3.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3GL55 6EG

Approval Rate

100%12mo

Development

low

26/03289/TCONR
Two silver birch trees. Work to be carried out to BS3998 standards to trim/thin canopy to previous pruning marks, approximately 1 meter
Pending
26/03271/TCONR
The trees are those identified as T1, T2, and T3 on the attached report. The tree branches are overhanging the fence from the pub next door and now causing maintenance issues with the guttering of the roof. They need to be cut back to the boundary fence line. Photos and recommendations are covered in the report.
Pending
26/03198/CLOPUD
Certificate of Lawful Proposed Use or Development under Section 192 of the Town and Country Planning Act 1990 for erection of a replacement single storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership84.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,927

Population Density51 /km²

Owner Occupied68%

Age Distribution

0-15 13%16-64 51%65+ 36%

View Area Profile

Schools Nearby

St Catharine's Catholic Primary School
0.3 mi
Inspected as St Catharine's Catholic Primary School (URN 115705) on 6 Oct 2021
St James and Ebrington Church of England Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Chipping Campden School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Blockley Church of England Primary School
2.5 mi
GoodConcerns

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

View All Schools

Comparables

View All

Old Poplars Farm House Westington
-
£1.75M
-
Westington House Westington
-
£1.98M
-
Little Hay Westington
-
£2.55M
-
Woldgate House Westington
-
£1.07M
-

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