Winns Cottage, Warcop, Appleby-in-Westmorland, CA16 6PL

UPRN:10070538115Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: -

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

Winns Cottage, 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

17 of 21 sources

Sale Estimate

£533,000

£427k - £640kLow

Estimate

£533k

Range

£427k – £640k

Rent Estimate (pcm)

£1,650

£1k - £2k

Monthly

£1,650

Yield

4.40%

Verdict

Derived from HomePortfolio scores

Winns Cottage 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 SourcesPortal 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

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.4%; range width penalty ×0.72; the estimate this rent rides on sits 16% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1650/mo (range 1450-1850)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -816/mo, -49% 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 30 Oct 2026
Risk & liquidity9.2/15
85 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£450,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,450-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£376/mo
Cash on cash: -3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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_snapshotsrent estimate 1650/mo (range 1450-1850)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1650/mo (range 1450-1850)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£533,000

Rent Estimate (pcm)£1,650

Gross Yield4.40%

1y Growth-

3y Growth+3.0%

5y Growth+0.9%

10y Growth+2.5%

Last Sold Price£395,000 (2018-09-14)

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