Town Farm, Grosmont, Abergavenny, NP7 8EP

UPRN:10033352227Detached House4 bedsBuilt before 1900

Tenure: -Council Tax: -EPC: D (55)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Town Farm, Grosmont, Abergavenny, NP7 8EP

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£712,000

£641k - £783kMedium

Estimate

£712k

Range

£641k – £783k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

3.60%

Verdict

Derived from HomePortfolio scores

Town Farm earns an INVESTIGATE rating with HP Score 70/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. 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)HM Land Registry sales matched to addressONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.1/15
claims [AVM -12.2% (MEDIUM), sold-comps +0.6%, £/sqft +0.6%] → measured edge -0.02pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10033352227· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 14.3%· as of 4 Nov 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.74
- valuation_snapshotsrent estimate 2400/mo (range 2150-2700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,737/mo, -72% 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
Seller motivationNot scored
context, not scored: 0 price cut(s), 61 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 4 Nov 2026
Risk & liquidity12.9/15
259 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 sensitivity

£599,000£919,000

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£799,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,150-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £270,950
Net cash flow: -£1,035/mo
Cash on cash: -4.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - 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 10033352227Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 14.3%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2400/mo (range 2150-2700)Rental economics · as of 9 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

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 2400/mo (range 2150-2700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 61 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. 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£712,000

Rent Estimate (pcm)£2,400

Gross Yield3.60%

1y Growth+22.5%

3y Growth+3.2%

5y Growth+3.7%

10y Growth+4.6%

Last Sold Price£335,000 (2016-12-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

4NP7 8EP

Approval Rate

100%12mo

Development

low

DM/2026/00888
Discharge of condition 4 relating to planning DM/2026/00242. (Removal of wall bordering public highway for safety reasons, as requested by Building Control Officer, and rebuilding to preserve the privacy of the house from the road).
Approved
DM/2026/00815
The application seeks permission for a first-story rear extension with a gable roof, minor internal alterations and the change of use of part of the ground floor of the building in order to create two separated house
Pending
DM/2026/00816
The application seeks permission for a first-story rear extension with a gable roof, minor internal alterations and the change of use of part of the ground floor of the building in order to create two separated house
Pending

View Planning Timeline