Ash Cottage, Pasture Lane, Roughlee, Nelson, BB9 6NR

UPRN:10022950328Semi-Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (52)

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

Ash Cottage, Pasture Lane, Roughlee, Nelson, BB9 6NR

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

£363,000

£327k - £399kMedium

Estimate

£363k

Range

£327k – £399k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

8.06%

Verdict

Derived from HomePortfolio scores

Ash Cottage earns an INVESTIGATE rating with HP Score 68/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (17/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

17/ 100

Low

Transit & Bike

Transit 5Bike 7

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 3 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +3.6% (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 10022950328· as of 9 Oct 2026
Rental economics24.1/40
gross yield 8.1%; range width penalty ×0.99
- valuation_snapshotsrent estimate 2350/mo (range 2250-2500)· as of 9 Oct 2026· verify before relying on this
Stress margin5.1/30
stressed cash flow +121/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 385 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 3 Nov 2026
Risk & liquidity12.9/15
505 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 sensitivityScores 70+ up to £280,000

£262,500£402,500

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£350,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,250-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: £446/mo
Cash on cash: 4.7%
Score at this price: 42

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.99 - 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 10022950328Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2350/mo (range 2250-2500)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2350/mo (range 2250-2500)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 385 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £280,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£363,000

Rent Estimate (pcm)£2,350

Gross Yield8.06%

1y Growth-4.3%

3y Growth+7.9%

5y Growth+4.3%

10y Growth+6.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1BB9 6NR

Approval Rate

0%12mo

Development

low

26/0698/HHO
Full: Erection of a detached outbuilding.
Pending
26/0612/FUL
Full: Change of use of barn to a dwelling, external alterations and erection of a single storey extension.
Conditions
26/0576/AGR
Prior Approval Notification (Agricultural Building): Erection of an agricultural building (32m length, 4.57m eaves height, 12.19m width, 6.21m height to ridge).
Approved

View Planning Timeline

Ownership

Corporate Ownership64.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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£26,742

Population Density60 /km²

Owner Occupied82%

Age Distribution

0-15 12%16-64 60%65+ 28%

View Area Profile

Schools Nearby

Roughlee Church of England Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Barrowford St Thomas Church of England Primary School
0.8 mi
Outstanding
Barrowford School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Grow Independent School
1.1 mi
Inspected by ISI

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Mill House
-
£335k
-
Lakeside
-
£350k
-
Lea Nook
-
£175k
-
Lakeside
-
£355k
-

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