72 River View, Shefford, SG17 5FN

UPRN:10023397941Purpose Built Flat1 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band AEPC: C (79)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£168,000

£160k - £177kHigh

Estimate

£168k

Range

£160k – £177k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

7.23%

Verdict

Derived from HomePortfolio scores

72 River View earns an INVESTIGATE rating with HP Score 69/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (46/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

46/ 100

Mixed

Transit & Bike

Transit 13Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +1.2% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10023397941· as of 9 Oct 2026
Rental economics16/40
gross yield 7.2%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1000/mo (range 900-1050)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -104/mo, -10% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 28 Oct 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
161 sales/12mo in area; valuation range width 10%
- 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

£124,500£191,000

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£166,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £51,920
Net cash flow: £132/mo
Cash on cash: 3.1%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 10023397941Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1000/mo (range 900-1050)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 28 Oct 2026 · verify before relying on this
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 1000/mo (range 900-1050)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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£168,000

Rent Estimate (pcm)£1,000

Gross Yield7.23%

1y Growth+16.0%

3y Growth-4.3%

5y Growth+0.3%

10y Growth+2.8%

Last Sold Price£155,000 (2018-09-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SG17 5FN

Approval Rate

-12mo

Development

low

CB/26/03261/DOC
Discharge of Conditions 3 and 4 against planning permission ref: CB/26/02186/FULL
Pending
CB/26/02928/FULL
Change of use of part of the car park to customer seating, installation of a freestanding LED screen and frame and a wall mounted screen and speakers. Erection of an open sided pergola, festoon lighting on timber posts, and 1.8 metre high timber fencing. Retrospective
Pending
CB/26/02827/FULL
Change of use of existing vehicle storage premises to a mixed use for the sale and storage of cars and light commercial vehicles.
Pending

View Planning Timeline

Ownership

Corporate Ownership85.8%
Overseas OwnershipNo
Lease Term Remaining106 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-09-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,622

Population Density-

Owner Occupied55%

Age Distribution

0-15 21%16-64 62%65+ 17%

View Area Profile

Schools Nearby

Robert Bloomfield Academy
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Shefford Lower School
0.3 mi
Good
Samuel Whitbread Academy
0.8 mi
Good
Campton Academy
1.0 mi
Good

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

View All Schools

Comparables

View All

78 River View
-
£150k
-
91 River View
-
£195k
-
89 River View
-
£192k
-
87 River View
-
£190k
-

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