Holly Tree House, East Road, Tetford, Horncastle, LN9 6QQ

UPRN:10090635336Detached HouseBeds -Built -

FreeholdCouncil Tax: Band EEPC: A (92)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Holly Tree House, East Road, Tetford, Horncastle, LN9 6QQ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£561,000

£505k - £617kMedium

Estimate

£561k

Range

£505k – £617k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

12.89%

Verdict

Derived from HomePortfolio scores

Holly Tree House earns an INVESTIGATE rating with HP Score 63/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (14/100). 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

63/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

14/ 100

Low

Transit & Bike

Transit 11Bike 36

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£135,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,250-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £42,000
Net cash flow: £548/mo
Cash on cash: 15.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.18 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£561,000

Rent Estimate (pcm)£1,450

Gross Yield12.89%

1y Growth-6.9%

3y Growth-3.7%

5y Growth-2.2%

10y Growth+1.4%

Last Sold Price£390,000 (2014-04-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0LN9 6QQ

Approval Rate

-12mo

Development

low

00874/26/DPC
Discharge condition 5 (scheme of archaeological investigation), condition 6 (archaeological site work), condition 7 (report of findings), condition 9 (schedule of materials), condition 13 (boundary treatments for plots 1 and 2) & condition 16 (landscaping scheme for plots 1 and 2) imposed on Outline Planning Permission 02432/25/OUT.
Approved
00559/26/FUL
Planning Permission - Alterations to existing dwelling to provide a new driveway and erection of a 1.8m high fence.
Pending
00561/26/ESR
Environmental Impact Assessment (E.E.C. Directive 85/337/E.E.C. as amended by Council Directive 97/11E.C.) for a screening opinion with respect to the erection of a 1.8m high boundary fence and construction of a driveway.
Approved

View Planning Timeline