Water House, Comberow Lane, Roadwater, Watchet, TA23 0QR

UPRN:10023836642Detached HouseBeds -Built before 1900

Tenure: -Council Tax: -EPC: E (41)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Water House, Comberow Lane, Roadwater, Watchet, TA23 0QR

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£757,000

£605k - £908kLow

Estimate

£757k

Range

£605k – £908k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

3.95%

Verdict

Derived from HomePortfolio scores

Water House earns an INVESTIGATE rating with HP Score 45/100. Investment score 40/100 reflects below-average 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. 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

45/ 100

Mixed

Investment Score

40/ 100

Mixed

Crime Score

6/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 18Bike 18

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.0%; range width penalty ×0.77
- valuation_snapshotsrent estimate 2800/mo (range 2500-3100)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,658/mo, -59% 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
Risk & liquidity9.2/15
68 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£850,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,500-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£930/mo
Cash on cash: -3.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - below 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_snapshotsrent estimate 2800/mo (range 2500-3100)Rental economics · as of 13 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 Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2800/mo (range 2500-3100)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£757,000

Rent Estimate (pcm)£2,800

Gross Yield3.95%

1y Growth-

3y Growth-1.9%

5y Growth+0.8%

10y Growth+3.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TA23 0QR

Approval Rate

-12mo

Development

low

6/26/25/009
Proposed erection of a single storey side extension, dormer window and rooflights to south elevation, dormer windows to the north elevation, and replacement of existing roof with natural slate.
Conditions
6/26/25/005DC
Discharge of condition 6 (surface material) of approved application 6/26/24/001
Approved

View Planning Timeline

Ownership

Corporate Ownership72.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density21 /km²

Owner Occupied78%

Age Distribution

0-15 11%16-64 57%65+ 32%

View Area Profile

Schools Nearby

Old Cleeve Church of England First School
3.9 mi
Good
Stogumber CofE Primary School
4.6 mi
-
Danesfield Church of England Voluntary Controlled Community Middle School
4.9 mi
Inspected as Danesfield Church of England Voluntary Controlled Community Middle School (URN 140631) on 9 Dec 2025
St Peter's Church of England First School
5.0 mi
GoodConcerns

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Seven Pillars
-
£370k
-

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