5 Naseby Court, Brotton, Saltburn-by-the-Sea, TS12 2XP

UPRN:10034525052Mid Terrace House2 bedsBuilt 1983-1990

Tenure: -Council Tax: Band AEPC: D (68)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

5 Naseby Court, Brotton, Saltburn-by-the-Sea, TS12 2XP

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£117,000

£105k - £129kMedium

Estimate

£117k

Range

£105k – £129k

Rent Estimate (pcm)

£850

£800 - £900

Monthly

£850

Yield

12.44%

Verdict

Derived from HomePortfolio scores

5 Naseby Court earns an INVESTIGATE rating with HP Score 73/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (45/100). 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

73/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

45/ 100

Mixed

Transit & Bike

Transit 11Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +29.9% (MEDIUM), sold-comps +54.9%, £/sqft +54.9%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10034525052· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 10.1%· as of 29 Oct 2026
Rental economics21.5/40
gross yield 7.7% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 525/mo (tenanted)· as of 4 Nov 2026
Stress margin0/30
stressed cash flow -90/mo, -17% 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: 5 price cut(s), 90 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 & liquidity12.7/15
265 sales/12mo in area; valuation range width 21%
- 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

£61,500£94,500

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£82,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£900

Interest rate5.4%

Loan to value75%

Cash required: £25,900
Net cash flow: £312/mo
Cash on cash: 14.4%
Score at this price: 37

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.07 - 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 10034525052Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 10.1%Valuation edge · as of 29 Oct 2026
listing_factscontractual rent 525/mo (tenanted)Rental economics · as of 4 Nov 2026
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_intelligence

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Seller motivation could not be scored
context, not scored: 5 price cut(s), 90 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
5 price cut(s) recorded on the listing history.
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£117,000

Rent Estimate (pcm)£850

Gross Yield12.44%

1y Growth-

3y Growth+0.9%

5y Growth+3.4%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TS12 2XP

Approval Rate

-12mo

Development

low

R/2026/0649/PN
28 day notice - installation of fixed-line electronic communication apparatus 1 x 9m light wooden pole (LZM957NE)
Approved
R/2026/0580/F3
Change of use from private dwelling (Class C3) to childrens residential home (Class C2) for up to two children
Rejected
R/2026/0498/TC
Crown lifting of a sycamore (T1); reduce 2 sycamores by up to 3m (T2 & T3); reduce branches of Sycamore (T5); felling of 2 Elms (T4 & T8), 2 Ash (T6 & 7) and a Sycamore (T9)
Approved

View Planning Timeline