High Mead, Sir William Hill Road, Grindleford, Hope Valley, S32 2HS

UPRN:10070095321Semi-Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band FEPC: D (61)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

High Mead, Sir William Hill Road, Grindleford, Hope Valley, S32 2HS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£586,000

£528k - £645kMedium

Estimate

£586k

Range

£528k – £645k

Rent Estimate (pcm)

£3,550

£3k - £4k

Monthly

£3,550

Yield

6.55%

Verdict

Derived from HomePortfolio scores

High Mead earns an INVESTIGATE rating with HP Score 65/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 6Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -10.9% (MEDIUM)] → measured edge -0.12pp 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 13 Oct 2026
- valuation_snapshotsestimate for 10070095321· as of 13 Oct 2026
Rental economics11.8/40
gross yield 6.6%; range width penalty ×0.95
- valuation_snapshotsrent estimate 3550/mo (range 3300-3750)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -263/mo, -7% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 71 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 5 Nov 2026
Risk & liquidity12.8/15
55 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£3,550/mo

Evidenced range £3,300-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: £264/mo
Cash on cash: 1.4%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.62 - 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 10070095321Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3550/mo (range 3300-3750)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 3550/mo (range 3300-3750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 71 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£586,000

Rent Estimate (pcm)£3,550

Gross Yield6.55%

1y Growth-

3y Growth+4.0%

5y Growth+1.6%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1S32 2HS

Approval Rate

-12mo

Development

low

NP/TCA/1126/1110
Proposed Works: Removal of two Holly trees, one small Rowan and one small Magnolia to ground level. Reason For Works: To reduce shading and create space for raised beds to grow food. The trees are situated in an elevated garden close to the property and currently causing issues with damp. I have included the Magnolia, although I believe it to fall below the conservation area notification threshold. All the trees are in the rear garden
Pending
NP/TCA/1026/1008
T1 - Ivy covered Ash - Dismantle to approximately 2.5m (retaining the lower Ivy growth for habitat) as suffering from Ash Dieback T1 - Dead Elm - Dismantle G1 - Ash, Elms & Conifers - Crown lift to highway specification T2 - Roadside leaning Elm - Dismantle to approximately 2.5m as striking high sided vehicles ALL THE ABOVE WORK HAS BEEN REQUESTED BY DCC
Approved
NP/DIS/0926/0920
Discharge of conditions 4, 5 and 6 on NP/DDD/0126/0016.
Conditions

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,700

Population Density135 /km²

Owner Occupied87%

Age Distribution

0-15 14%16-64 55%65+ 31%

View Area Profile

Schools Nearby

Grindleford Primary School
0.2 mi
Good
Eyam CofE Primary School
1.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Stoney Middleton CofE (C) Primary School
1.8 mi
GoodConcerns
Curbar Primary School
2.3 mi
Good

2 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Grindle Cottage Sir William Hill Road
-
£715k
-
Ingle Nook Sir William Hill Road
-
£400k
-
Sandiway Sir William Hill Road
-
£770k
-
Sandpebbles Sir William Hill Road
-
£485k
-

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