The Coach House, Eden Gate, Warcop, Appleby-in-Westmorland, CA16 6PL

UPRN:10070522871Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: F (24)

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

The Coach House, Eden Gate, Warcop, Appleby-in-Westmorland, CA16 6PL

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

£547,000

£520k - £574kHigh

Estimate

£547k

Range

£520k – £574k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

3.85%

Verdict

Derived from HomePortfolio scores

The Coach House earns an INVESTIGATE rating with HP Score 59/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (3/100). 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

59/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

3/ 100

Low

Transit & Bike

Transit 21Bike 13

Walk Score, out of 100

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 edge0/15
claims [AVM +3.1% (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 10 Oct 2026
- valuation_snapshotsestimate for 10070522871· as of 10 Oct 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.73
- valuation_snapshotsrent estimate 1700/mo (range 1500-1900)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,116/mo, -66% 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: 1 price cut(s), 123 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 & liquidity14.7/15
85 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

£397,500£609,500

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£530,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,500-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £176,800
Net cash flow: -£612/mo
Cash on cash: -4.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.95 - 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 10070522871Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 1700/mo (range 1500-1900)Rental economics · as of 10 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 1700/mo (range 1500-1900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 123 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£547,000

Rent Estimate (pcm)£1,700

Gross Yield3.85%

1y Growth-

3y Growth+3.0%

5y Growth+0.9%

10y Growth+2.5%

Last Sold Price£390,000 (2006-03-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CA16 6PL

Approval Rate

-12mo

Development

low

2026/1022/FPA
Variation of conditions 2 (approved plans) and 3 (materials) for revisions to the roof structure and adjustments to the positions of new windows and doors within the extension to the main hall. Omission of front extension to main hall installation of bi-fold doors within the existing opening, accompanied by a canopy structure instead and changes to the materials, attached to approval 2025/0673/FPA (Proposed single storey extension to the hall, alterations to the existing yard access and provision of access into the school garden).
Conditions
2026/0896/NMA
Non Material Amendment for revisions to the roof structure and adjustments to the positions of new windows and doors within the extension to the main hall. Omission of front extension to main hall installation of bi-fold doors within the existing opening, accompanied by a canopy structure instead, attached to approval 2025/0673/FPA.
Rejected
2026/0244/LBC
Listed Building Consent to remove fireplace in dining room, installation of air source heat pump and associate works and install radiators in each room.
Pending

View Planning Timeline