Bretton Cottage, Sir William Hill Road, Bretton, Eyam, Hope Valley, S32 5QD

UPRN:10070085567Detached House2 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: F (29)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Bretton Cottage, Sir William Hill Road, Bretton, Eyam, Hope Valley, S32 5QD

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£991,000

£941k - £1.04MHigh

Estimate

£991k

Range

£941k – £1.04M

Rent Estimate (pcm)

£3,800

£3k - £4k

Monthly

£3,800

Yield

4.58%

Verdict

Derived from HomePortfolio scores

Bretton Cottage earns an INVESTIGATE rating with HP Score 57/100. Investment score 42/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (17/100). 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 leasesHM Land Registry Price PaidOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

42/ 100

Mixed

Crime Score

14/ 100

Low

Walkability

17/ 100

Low

Transit & Bike

Transit 14Bike 12

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: the advert has 4 bedrooms but the valuation snapshot describes 2 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -0.4% (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 13 Oct 2026
- valuation_snapshotsestimate for 10070085567· as of 13 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3800/mo (range 3450-4200)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,535/mo, -40% 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), 142 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 & liquidity14.6/15
55 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

£746,000£1,144,000

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£995,000

At the asking price

Monthly rent£3,800/mo

Evidenced range £3,450-£4,200

Interest rate5.4%

Loan to value75%

Cash required: £343,050
Net cash flow: -£727/mo
Cash on cash: -2.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - 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 10070085567Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3800/mo (range 3450-4200)Rental economics · as of 13 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
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 3800/mo (range 3450-4200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 142 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£991,000

Rent Estimate (pcm)£3,800

Gross Yield4.58%

1y Growth-

3y Growth+4.0%

5y Growth+1.6%

10y Growth+2.7%

Last Sold Price£570,000 (2006-02-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0S32 5QD

Approval Rate

-12mo

Development

low

View Planning Timeline

Ownership

Corporate Ownership65.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-02-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,700

Population Density-

Owner Occupied76%

Age Distribution

0-15 14%16-64 57%65+ 29%

View Area Profile

Schools Nearby

Great Hucklow CE Primary
1.3 mi
GoodConcerns
Eyam CofE Primary School
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Stoney Middleton CofE (C) Primary School
2.4 mi
GoodConcerns
Bradwell CofE (Controlled) Infant School & Nursery
2.5 mi
GoodConcerns

0 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Bretton Cottage
-
£570k
-
The Croft
-
£220k
-
Bretton Cottage
-
£140k
-

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