49 Friar Street, Worcester, WR1 2NA

UPRN:10090441160Purpose Built Flat1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band AEPC: C (74)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£113,000

£108k - £119kHigh

Estimate

£113k

Range

£108k – £119k

Rent Estimate (pcm)

£500

£450 - £550

Monthly

£500

Yield

6.00%

Verdict

Derived from HomePortfolio scores

49 Friar Street earns an INVESTIGATE rating with HP Score 59/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

59/ 100

Mixed

Investment Score

71/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 28Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

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

Valuation edge2.5/15
claims [AVM +11.5% (HIGH), sold-comps +26.5%, £/sqft +26.3%] → measured edge +0.50pp 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 10090441160· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.4%· as of 21 Oct 2026
Rental economics6.4/40
gross yield 6.0%; range width penalty ×0.80
- valuation_snapshotsrent estimate 500/mo (range 450-550)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -353/mo, -71% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 523 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 6 Nov 2026
Risk & liquidity14.7/15
137 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

£75,000£115,000

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£100,000

At the asking price

Monthly rent£500/mo

Evidenced range £450-£550

Interest rate5.4%

Loan to value75%

Cash required: £31,300
Net cash flow: £9/mo
Cash on cash: 0.3%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 10090441160Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.4%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 500/mo (range 450-550)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 500/mo (range 450-550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 523 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£113,000

Rent Estimate (pcm)£500

Gross Yield6.00%

1y Growth-

3y Growth+2.1%

5y Growth+2.2%

10y Growth+1.9%

Last Sold Price£102,000 (2017-04-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

2WR1 2NA

Approval Rate

100%12mo

Development

low

26/01017/CAN
The proposed works relate to a mature silver birch tree situated within the rear garden of the property, in close proximity to the adjoining residential property and its garden. A previous application for tree works consent (Ref: 21/00555/CAN) was submitted for similar works; however, these were not subsequently undertaken. Since the submission of the original application, the tree has continued to grow, resulting in an increased crown spread and a greater impact on the neighbouring property. Consequently, a more substantial reduction is now proposed to address the current concerns. The proposed works comprise a crown reduction of approximately 4–5 metres, together with a crown lift of approximately 2–3 metres. The intention is to reduce the overall size and lateral spread of the crown, improve natural light to the neighbouring property and minimise the risk of further damage to the adjacent garage roof. The proposed works are intended to provide a proportionate and considered management solution, addressing the impact of the tree on the neighbouring property whilst retaining the tree within the landscape and maintaining its long-term health and structural integrity. All works will be undertaken in accordance with BS 3998:2010 – Tree Work Recommendations, with appropriate consideration given to the natural growth characteristics and physiological requirements of the species.
Pending
26/01005/ADV
Installation of 1No. BT Street Hub Unit and associated advertisement panels on either side of the unit
Pending
26/01006/FUL
Installation of 1No. BT Street Hub Unit and associated advertisement panels on either side of the unit
Pending

View Planning Timeline

Ownership

Corporate Ownership56.3%
Overseas OwnershipNo
Lease Term Remaining73 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-04-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,997

Population Density3,450 /km²

Owner Occupied17%

Age Distribution

0-15 10%16-64 77%65+ 13%

View Area Profile

Schools Nearby

The King's School
0.1 mi
Inspected by ISI
Newbridge School
0.4 mi
Good
Stanley Road Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Fort Royal
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

48 Friar Street
-
£146k
-
27A Friar Street
-
£365k
-
47 Friar Street
-
£250k
-
39 Friar Street
-
£107k
-

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