24 Rays Meadow, Lightmoor, Telford, TF4 3GE

UPRN:10090448607Semi-Detached House3 bedsBuilt 2012 onwards

FreeholdCouncil Tax: Band CEPC: C (78)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

24 Rays Meadow, Lightmoor, Telford, TF4 3GE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£274,000

£260k - £287kHigh

Estimate

£274k

Range

£260k – £287k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

7.25%

Verdict

Derived from HomePortfolio scores

24 Rays Meadow earns an INVESTIGATE rating with HP Score 65/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (37/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

44/ 100

Elevated

Walkability

37/ 100

Mixed

Transit & Bike

Transit 6Bike 25

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +3.3% (HIGH), sold-comps +12.5%, £/sqft +12.6%] → 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 10090448607· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.1%· as of 23 Oct 2026
Rental economics15.9/40
gross yield 7.2%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1600/mo (range 1450-1700)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -72/mo, -4% 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), 30 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 & liquidity14.7/15
252 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

£199,000£305,000

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£265,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £84,050
Net cash flow: £213/mo
Cash on cash: 3.0%
Score at this price: 33

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.79 - 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 10090448607Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.1%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 1600/mo (range 1450-1700)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1600/mo (range 1450-1700)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£274,000

Rent Estimate (pcm)£1,600

Gross Yield7.25%

1y Growth+0.9%

3y Growth+3.1%

5y Growth+2.8%

10y Growth+3.7%

Last Sold Price£250,000 (2025-12-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TF4 3GE

Approval Rate

-12mo

Development

low

TWC/2026/0412
Application under Section 192 for a certificate of lawfulness for the proposed erection of a single storey outbuilding
Approved
TWC/2026/0252
Erection of front porch, a part single storey, part two storey side and rear extension and installation of 3no. dormer windows (Part Retrospective)
Approved
TWC/2026/0208
Installation of render finish to all external elevations
Approved

View Planning Timeline

Ownership

Corporate Ownership90.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-12-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,459

Population Density1,373 /km²

Owner Occupied70%

Age Distribution

0-15 26%16-64 66%65+ 8%

View Area Profile

Schools Nearby

Lightmoor Village Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Seeds School
0.7 mi
Good
Captain Webb Primary School
0.8 mi
Good
Dawley Church of England Primary Academy
1.0 mi
Good

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

20 Rays Meadow
-
£180k
-
24 Rays Meadow
-
£250k
-
2 Rays Meadow
-
£138k
-
21 Rays Meadow
-
£250k
-

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