9 Queens Road, Wisbech, PE13 2PE

UPRN:10090576091Detached House3 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band CEPC: C (78)

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

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

£239,000

£227k - £251kHigh

Estimate

£239k

Range

£227k – £251k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

5.50%

Verdict

Derived from HomePortfolio scores

9 Queens Road earns an INVESTIGATE rating with HP Score 56/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (83/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

56/ 100

Mixed

Investment Score

62/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 42Bike 87

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM -0.4% (HIGH), sold-comps -12.7%, £/sqft -12.5%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10090576091· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.2%· as of 25 Oct 2026
Rental economics3.7/40
gross yield 5.5%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1100/mo (range 1050-1200)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -334/mo, -30% 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), 213 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 & liquidity14.6/15
345 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

£180,000£276,000

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£240,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,050-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £75,600
Net cash flow: -£48/mo
Cash on cash: -0.8%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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 10090576091Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.2%Valuation edge · as of 25 Oct 2026
valuation_snapshotsrent estimate 1100/mo (range 1050-1200)Rental 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 1100/mo (range 1050-1200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 213 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. 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£239,000

Rent Estimate (pcm)£1,100

Gross Yield5.50%

1y Growth-54.4%

3y Growth-0.8%

5y Growth+0.5%

10y Growth+3.6%

Last Sold Price£125,000 (2014-02-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE13 2PE

Approval Rate

-12mo

Development

low

F/YR26/0744/LB
Internal alterations to a listed building to enable a change of use to form 1 x dwelling
Pending
F/YR26/0710/VOC
Variation of condition 04 (Parking) and 05 (list of approved plans) of planning application F/YR25/0743/F (Change of use of MOT and service centre to a self-storage facility (B8)) relating to blocking up of main entrance, blocking up staff office and store windows, new first floor window to front elevation, 2 new signs to front elevation, pv cells to roof and cladding/render added to external walls
Pending
F/YR26/3127/COND
Details reserved by Condition 02 (Noise Assessment), 03 (Noise Management Plan), 04 (plant and equipment), 05 (works to Exchange Square) and 08 (Materials) in relation to planning permission F/YR23/0415/F (Alterations to existing building involving conversion of part of building to create 4 x 2-storey dwellings (1 x 1-bed, 3 x 2-bed), 1 x first floor flat (1-bed), refurbishment of existing club including new frontage and formation of 1m link foot-way)
Pending

View Planning Timeline

Ownership

Corporate Ownership77.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-02-17
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£30,125

Population Density4,059 /km²

Owner Occupied23%

Age Distribution

0-15 12%16-64 73%65+ 15%

View Area Profile

Schools Nearby

Cambian Wisbech School
0.1 mi
Good
OA - Nene Valley
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wisbech Grammar School
0.2 mi
Inspected by ISI
On Track Education Wisbech
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

25 Queens Road
-
£202k
-
36 Queens Road
-
£443k
-
41 Queens Road
-
£230k
-
33 Queens Road
-
£240k
-

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