Whistbrae, Preston New Road, Samlesbury, Preston, PR5 0UP

UPRN:10033051902Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: E (39)

Data freshness:Listing· freshOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Whistbrae, Preston New Road, Samlesbury, Preston, PR5 0UP

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£458,000

£367k - £550kLow

Estimate

£458k

Range

£367k – £550k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

3.78%

Verdict

Derived from HomePortfolio scores

Whistbrae earns an INVESTIGATE rating with HP Score 62/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (28/100). 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

62/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

28/ 100

Low

Transit & Bike

Transit 6Bike 37

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 3.8%; range width penalty ×0.86
- valuation_snapshotsrent estimate 2050/mo (range 1900-2250)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,365/mo, -67% 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 5 Nov 2026
Risk & liquidity9.2/15
516 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£650,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£775/mo
Cash on cash: -4.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - 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 2050/mo (range 1900-2250)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2050/mo (range 1900-2250)

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£458,000

Rent Estimate (pcm)£2,050

Gross Yield3.78%

1y Growth+81.8%

3y Growth+0.9%

5y Growth+2.0%

10y Growth+3.2%

Last Sold Price£250,000 (2012-09-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

4PR5 0UP

Approval Rate

100%12mo

Development

low

07/2026/00566/NMA
Non-Material Amendment to planning approval 07/2024/00320/FUL to vary the wording of condition 2 (approved plans) to introduce a phasing plan
Approved
07/2026/00489/FUL
Retrospective application for the change of use of C3 dwelling to C1 short-term and holiday letting
Rejected
07/2026/00376/HOH
Demolition of existing garage and erection of single storey side and rear wrap around extension to include integral garage and raised stepped area
Conditions

View Planning Timeline

Ownership

Corporate Ownership71.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-09-03
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£32,740

Population Density-

Owner Occupied84%

Age Distribution

0-15 14%16-64 62%65+ 24%

View Area Profile

Schools Nearby

Samlesbury Church of England School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Balderstone St Leonard's Church of England Voluntary Aided Primary School
1.6 mi
Good
Coupe Green Primary School
2.1 mi
Good
St Mary's Roman Catholic Primary School, Osbaldeston
2.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Belmont Preston New Road
-
£400k
-
Cairnsmore Preston New Road
-
£240k
-
El Soleo Preston New Road
-
£360k
-
Cairnsmore Preston New Road
-
£165k
-

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