Black Bull House, Dassels, Braughing, Ware, SG11 2RP

UPRN:10033096576Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

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

Black Bull House, Dassels, Braughing, Ware, SG11 2RP

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,233,000

£1.17M - £1.29MHigh

Estimate

£1.23M

Range

£1.17M – £1.29M

Rent Estimate (pcm)

£4,100

£4k - £5k

Monthly

£4,100

Yield

3.94%

Verdict

Derived from HomePortfolio scores

Black Bull House earns an INVESTIGATE rating with HP Score 60/100. Investment score 54/100 reflects moderate 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. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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

60/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 3Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 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 -1.4% (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 Nov 2026
- valuation_snapshotsestimate for 10033096576· as of 9 Nov 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.71
- valuation_snapshotsrent estimate 4100/mo (range 3600-4600)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,390/mo, -58% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 162 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 10 Nov 2026
Risk & liquidity14.6/15
72 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£4,100/mo

Evidenced range £3,600-£4,600

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,380/mo
Cash on cash: -3.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.97 - 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_snapshotsestimate for 10033096576Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 4100/mo (range 3600-4600)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 4100/mo (range 3600-4600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 162 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. 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£1,233,000

Rent Estimate (pcm)£4,100

Gross Yield3.94%

1y Growth-

3y Growth-8.3%

5y Growth-4.0%

10y Growth+0.1%

Last Sold Price£615,000 (2007-06-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SG11 2RP

Approval Rate

-12mo

Development

low

3/25/0939/FUL
Demolition of existing stable/storage building, widening of existing access on to Hobbs Lane, and erection of three detached dwellings with associated garaging, parking and landscaping.
Rejected
3/25/0800/CLPO
Single storey side extension
Approved
3/25/0529/CLPO
Erection of a single story side extension.
Rejected

View Planning Timeline

Ownership

Corporate Ownership88.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-06-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,154

Population Density-

Owner Occupied73%

Age Distribution

0-15 18%16-64 59%65+ 23%

View Area Profile

Schools Nearby

Buntingford First School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hormead Church of England (VA) First School
1.6 mi
Good
Jenyns First School and Nursery
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Layston Church of England First School
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Quin House Dassels
-
£765k
-
The Cottage Dassels
-
£750k
-
Quin House Dassels
-
£500k
-
Wellbury Dassels
-
£420k
-

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