Appi Forum, Groeslon, Caernarfon, LL54 7UD

UPRN:10070340100Detached Bungalow4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: G (17)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Appi Forum, Groeslon, Caernarfon, LL54 7UD

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

14 of 21 sources

Sale Estimate

£352,000

£317k - £387kMedium

Estimate

£352k

Range

£317k – £387k

Rent Estimate (pcm)

£750

£650 - £900

Monthly

£750

Yield

1.89%

Verdict

Derived from HomePortfolio scores

Appi Forum earns an INVESTIGATE rating with HP Score 76/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. 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 addressONS Census 2021Police.ukHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

60/ 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 2 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 -34.9% (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 12 Oct 2026
- valuation_snapshotsestimate for 10070340100· as of 12 Oct 2026
Rental economics0/40
gross yield 1.9%; range width penalty ×0.53
- valuation_snapshotsrent estimate 750/mo (range 650-900)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,583/mo, -211% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 85 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 2 Nov 2026
Risk & liquidity12.9/15
87 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

£356,000£546,000

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£475,000

At the asking price

Monthly rent£750/mo

Evidenced range £650-£900

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£1,084/mo
Cash on cash: -8.3%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.47 - 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 10070340100Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 650-900)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 750/mo (range 650-900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 85 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£352,000

Rent Estimate (pcm)£750

Gross Yield1.89%

1y Growth-

3y Growth+3.0%

5y Growth+3.8%

10y Growth+4.7%

Last Sold Price£259,950 (2017-07-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0LL54 7UD

Approval Rate

-12mo

Development

low

C26/0233/17/AC
Variation of condition 4 (approved plans) of C25/0028/17/DT. Amrywio amod 4 (cynlluniau cymeradwy) o C25/0028/17/DT.
Conditions
C26/0129/17/DT
Estyniad llawr cyntaf i'w hadeiladu uwchben yr estyniad llawr gwaelod presennol. First floor extension to be constructed above existing ground floor extension.
Pending
C26/0111/17/DT
Ffenestr gromen ail lawr cefn yr eiddo i greu ystafell wely ychwanegol. Second floor dormer to the rear of the property to create an additional bedroom.
Conditions

View Planning Timeline