12 The Bank, Ten Tree Croft, Wellington, Telford, TF1 1EJ

UPRN:10090448181Purpose Built Flat1 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band AEPC: B (81)

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

12 The Bank, Ten Tree Croft, Wellington, Telford, TF1 1EJ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£99,000

£94k - £104kHigh

Estimate

£99k

Range

£94k – £104k

Rent Estimate (pcm)

£600

£550 - £600

Monthly

£600

Yield

9.01%

Verdict

Derived from HomePortfolio scores

12 The Bank earns an INVESTIGATE rating with HP Score 67/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (88/100). 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

67/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

69/ 100

Elevated

Walkability

88/ 100

Excellent

Transit & Bike

Transit 29Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 5 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +19.2% (HIGH), sold-comps +15.8%, £/sqft +16.1%] → 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 Oct 2026
- valuation_snapshotsestimate for 10090448181· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 5.3%· as of 20 Oct 2026
Rental economics35/40
gross yield 9.4% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 625/mo (tenanted)· as of 5 Nov 2026
Stress margin0/30
stressed cash flow -189/mo, -30% 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 5 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
409 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

£60,000£92,000

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£79,950

At the asking price

Monthly rent£600/mo

Evidenced range £550-£600

Interest rate5.4%

Loan to value75%

Cash required: £25,286
Net cash flow: £146/mo
Cash on cash: 6.9%
Score at this price: 52

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.22 - 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 10090448181Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 5.3%Valuation edge · as of 20 Oct 2026
listing_factscontractual rent 625/mo (tenanted)Rental economics · as of 5 Nov 2026
listing_factsservice charge / ground rent from the advertStress margin · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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.
2. 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£99,000

Rent Estimate (pcm)£600

Gross Yield9.01%

1y Growth-

3y Growth-0.3%

5y Growth+1.8%

10y Growth+3.3%

Last Sold Price£71,000 (2023-01-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TF1 1EJ

Approval Rate

-12mo

Development

low

TWC/2026/0771
Reserved matters application pursuant to planning permission TWC/2023/0713 (Outline application for the erection of up to 8no. apartments with all matters reserved) for the erection of 6no. apartments including details of access, appearance, landscaping, layout and scale
Pending
TWC/2026/0789
Application under Section 191 for a certificate of lawfulness for an existing use of a house of multiple occupation for 4no. bedrooms with a maximum of 4no. occupants
Pending
TWC/2026/0737
Erection of a single storey side and rear extension and widening of vehicular access
Pending

View Planning Timeline

Ownership

Corporate Ownership76.7%
Overseas OwnershipNo
Lease Term Remaining111 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-01-13
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£31,459

Population Density4,363 /km²

Owner Occupied33%

Age Distribution

0-15 18%16-64 68%65+ 14%

View Area Profile

Schools Nearby

St Patrick's Catholic Primary School
0.3 mi
Inspected as St Patrick's Catholic Primary School (URN 123555) on 8 Nov 2018
Wrekin View Primary School
0.3 mi
Inspected as Wrekin View Primary School (URN 133757) on 22 Nov 2016
Wrekin College
0.5 mi
Inspected by ISI
Charlton School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Bank Ten Tree Croft
-
£93k
-
The Bank Ten Tree Croft
-
£101k
-
The Bank Ten Tree Croft
-
£93k
-
The Bank Ten Tree Croft
-
£95k
-

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