Lily Cottage, 10 Woodlands Road, Broseley Wood, Broseley, TF12 5PU

UPRN:10070436994Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band EEPC: D (63)

Data freshness:Listing· freshOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Lily Cottage, 10 Woodlands Road, Broseley Wood, Broseley, TF12 5PU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£582,000

£553k - £611kHigh

Estimate

£582k

Range

£553k – £611k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

7.20%

Verdict

Derived from HomePortfolio scores

Lily Cottage earns an INVESTIGATE rating with HP Score 74/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (49/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

49/ 100

Mixed

Transit & Bike

Transit 17Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 7 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 +5.5% (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 9 Nov 2026
- valuation_snapshotsestimate for 10070436994· as of 9 Nov 2026
Rental economics16.3/40
gross yield 7.2%; range width penalty ×0.93
- valuation_snapshotsrent estimate 3300/mo (range 3050-3500)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -25/mo, -1% 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 7 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 88 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 7 Nov 2026
Risk & liquidity14.6/15
51 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

£412,500£632,500

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£549,950

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,050-£3,500

Interest rate5.4%

Loan to value75%

Cash required: £183,783
Net cash flow: £429/mo
Cash on cash: 2.8%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 10070436994Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3300/mo (range 3050-3500)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 3300/mo (range 3050-3500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 88 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. 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£582,000

Rent Estimate (pcm)£3,300

Gross Yield7.20%

1y Growth+12.2%

3y Growth+2.8%

5y Growth+2.5%

10y Growth+3.1%

Last Sold Price£485,000 (2022-01-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TF12 5PU

Approval Rate

-12mo

Development

low

TWC/2026/0798
Installation of railings and structural reinforcement works following demolition of existing brick wall (Listed Building Application)
Pending
TWC/2026/0777
Removal and resetting of existing boundary wall coping bricks following the removal of vegetation roots from mortar joints, including the reinstatement of coping bricks using a matching mortar mix and the replacement of any missing or damaged bricks and copings with like for like materials (Retrospective)
Pending
TWC/2026/0776
Essential repairs to the existing roof, including the removal of existing clay roof tiles, repair and replacement of rafters and roof structure where necessary, installation of new battens and roofing membrane, re-laying of the roof using existing tiles and ridge tiles where possible with matching replacements where required, and overhaul of existing rainwater goods
Pending

View Planning Timeline

Ownership

Corporate Ownership81.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-01-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,603

Population Density1,185 /km²

Owner Occupied81%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

Broseley CofE Primary School
0.5 mi
Good
Coalbrookdale and Ironbridge CofE Primary Academy
0.8 mi
Inspected as Coalbrookdale and Ironbridge CofE Primary School (URN 123542) on 6 May 2026
Aspris Telford School
1.0 mi
Good
John Wilkinson Primary School and Nursery
1.0 mi
Inspected as John Wilkinson Primary School and Nursery (URN 123434) on 5 Mar 2024

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

View All Schools

Comparables

View All

19 Woodlands Road
-
£485k
-
5 Gestiana Gardens
-
£420k
-
2 Gestiana Gardens
-
£425k
-
The Folly, 10A Woodlands Road
-
£535k
-

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