Wesley House, The Green, Waddingham, Gainsborough, DN21 4SX

UPRN:10034692073Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: D (57)

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

Wesley House, The Green, Waddingham, Gainsborough, DN21 4SX

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£473,000

£449k - £497kHigh

Estimate

£473k

Range

£449k – £497k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

5.81%

Verdict

Derived from HomePortfolio scores

Wesley House earns an INVESTIGATE rating with HP Score 66/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (30/100). 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)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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

30/ 100

Mixed

Transit & Bike

Transit 6Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +1.7% (HIGH), sold-comps -3.8%, £/sqft -3.8%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10034692073· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 22.7%· as of 24 Oct 2026
Rental economics5.7/40
gross yield 5.8%; range width penalty ×0.89
- valuation_snapshotsrent estimate 2250/mo (range 2050-2400)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -438/mo, -19% 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 3 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
485 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

£349,000£535,000

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£465,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,050-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £154,050
Net cash flow: -£12/mo
Cash on cash: -0.1%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 10034692073Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 22.7%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 2250/mo (range 2050-2400)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 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 2250/mo (range 2050-2400)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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£473,000

Rent Estimate (pcm)£2,250

Gross Yield5.81%

1y Growth+45.2%

3y Growth-2.1%

5y Growth+1.1%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3DN21 4SX

Approval Rate

100%12mo

Development

low

151467
Notification under Electricity Act 1989: Overhead Lines (Exemption) (England and Wales) Regulations 2009 - YC29803 - Replace existing open wire conductors with Aerial Bunched Conductor
Pending
151172
T1 - Ash : complete removal of crown. T1 of Tree Preservation Order Waddingham 1995.
Approved
151146
Planning application for alterations to existing porch, erect rear entrance porch, minor amendments to existing fenestration, remove conservatory, render dwelling and other internal layout changes & erect detached garage.
Conditions

View Planning Timeline

Ownership

Corporate Ownership72.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,741

Population Density31 /km²

Owner Occupied75%

Age Distribution

0-15 14%16-64 58%65+ 28%

View Area Profile

Schools Nearby

Waddingham Primary School
0.1 mi
Good
Kirton Academy
3.1 mi
Inspected as Huntcliff School (URN 137832) on 26 Apr 2022
Kirton Lindsey Primary Academy
3.2 mi
Inspected as Kirton Lindsey Primary School (URN 117739) on 23 May 2023
Willoughton Primary School
3.8 mi
Good

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

View All Schools

Comparables

View All

Oakdene The Green
-
£230k
-
Chapel Farm The Green
-
£470k
-
Chapel Farm The Green
-
£470k
-
Old School The Green
-
£340k
-

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