20A Balcombe Road, Poole, BH13 6DY

UPRN:10090378152Detached House4 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band GEPC: C (80)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£1,894,000

£1.71M - £2.08MMedium

Estimate

£1.89M

Range

£1.71M – £2.08M

Rent Estimate (pcm)

£4,100

£3k - £5k

Monthly

£4,100

Yield

3.94%

Verdict

Derived from HomePortfolio scores

20A Balcombe Road earns an INVESTIGATE rating with HP Score 82/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (64/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

70/ 100

High

Crime Score

3/ 100

Low

Walkability

64/ 100

Moderate

Transit & Bike

Transit 18Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: the estimate sits 34% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +34.0% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10090378152· as of 9 Oct 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.49; the estimate this rent rides on sits 34% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4100/mo (range 3400-4850)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,390/mo, -58% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 44 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 4 Nov 2026
Risk & liquidity12.8/15
137 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

£969,000£1,437,500

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£1,250,000

At the asking price

Monthly rent£4,100/mo

Evidenced range £3,400-£4,850

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,380/mo
Cash on cash: -3.7%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.97 - 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 10090378152Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4100/mo (range 3400-4850)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 4100/mo (range 3400-4850)
Rental economics needs verification before you rely on it
sale estimate 34% above the ask on the same snapshot - verify the rent describes this home

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. 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£1,894,000

Rent Estimate (pcm)£4,100

Gross Yield3.94%

1y Growth-

3y Growth-6.9%

5y Growth-2.4%

10y Growth+0.9%

Last Sold Price£915,000 (2021-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BH13 6DY

Approval Rate

-12mo

Development

low

P/26/05395/TTPO
T4 - Cypress - Crown raise to approximately 1.5 m (5 ft) to improve amenity value and provide improved access to the existing salt bin. G2 - 2x Silver Birch - Crown lift to approximately 6 m above the driveway and parking spaces to provide adequate clearance. Reduce the northern lateral limbs by approximately 2 m to minimise overhang and reduce the accumulation of falling debris onto parked vehicles. G3 - 2x Beech - Crown lift to approximately 6 m above the driveway and parking spaces to provide adequate clearance. Reduce the northern lateral limbs by approximately 2 m to minimise overhang and reduce the accumulation of falling debris onto parked vehicles. Prune to achieve a minimum clearance of 2 m from the adjacent flats.
Pending
P/26/05345/TTPO
T1 & T2 - Oak & Sweet chestnut (within G1) - Prune branches by 1m to maintain a 3m separation from the roof front of the building.
Pending
P/26/05296/OUT
Outline planning permission (some matters reserved) for changes to the internal layout, addition of conservation roof windows, provision of entrance canopies, relocation of a bike store externally, and an increase in bedrooms in one unit from 2 to 3
Pending

View Planning Timeline

Ownership

Corporate Ownership60.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,848

Population Density4,187 /km²

Owner Occupied77%

Age Distribution

0-15 4%16-64 36%65+ 60%

View Area Profile

Schools Nearby

Victoria Education Centre
0.3 mi
-
Bishop Aldhelm's Church of England Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Talbot Heath School
0.8 mi
Inspected by ISI
Heatherlands Primary School
0.9 mi
Good

2 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Parkbury, 14 Balcombe Road
-
£673k
-
The Orchard, 12 Balcombe Road
-
£900k
-
Balcombe Court, 4 Balcombe Road
-
£500k
-
Balcombe Tower, 6 Balcombe Road
-
£690k
-

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