101 Victoria Mill, Town End Road, Draycott, Derby, DE72 3WH

UPRN:10090661973Flat/Maisonette2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band BEPC: F (33)

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

101 Victoria Mill, Town End Road, Draycott, Derby, DE72 3WH

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

£138,000

£131k - £145kHigh

Estimate

£138k

Range

£131k – £145k

Rent Estimate (pcm)

£800

£800 - £850

Monthly

£800

Yield

7.11%

Verdict

Derived from HomePortfolio scores

101 Victoria Mill earns an INVESTIGATE rating with HP Score 69/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (45/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

12/ 100

Low

Walkability

45/ 100

Mixed

Transit & Bike

Transit 7Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +2.2% (HIGH), sold-comps +14.0%, £/sqft +13.9%] → 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 10090661973· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.2%· as of 21 Oct 2026
Rental economics16.9/40
gross yield 7.1%; range width penalty ×1.00
- valuation_snapshotsrent estimate 800/mo (range 800-850)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -111/mo, -14% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 271 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
228 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

£101,000£155,000

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£134,950

At the asking price

Monthly rent£800/mo

Evidenced range £800-£850

Interest rate5.4%

Loan to value75%

Cash required: £41,985
Net cash flow: £98/mo
Cash on cash: 2.8%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - 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 10090661973Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.2%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 800/mo (range 800-850)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · 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 800/mo (range 800-850)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£138,000

Rent Estimate (pcm)£800

Gross Yield7.11%

1y Growth-

3y Growth-1.2%

5y Growth+1.5%

10y Growth+4.3%

Last Sold Price£120,596 (2016-07-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DE72 3WH

Approval Rate

-12mo

Development

low

PA/2026/0602
Single storey side and rear extension.
Pending
PA/2026/0580
Notification of works to trees within Draycott Conservation Area: Three trees of a variety of species to be felled and a Yew group to have a canopy reduction of 2 metres.
Approved
PA/2026/0521
Proposed front porch
Pending

View Planning Timeline

Ownership

Corporate Ownership65.5%
Overseas OwnershipNo
Lease Term Remaining227 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2016-07-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,673

Population Density664 /km²

Owner Occupied59%

Age Distribution

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

View Area Profile

Schools Nearby

Draycott Community Primary School
0.2 mi
Inspected as Draycott Community Primary School (URN 112538) on 15 Feb 2022
Spring Valley School
1.0 mi
Good
Firfield Primary School
1.1 mi
Good
Risley Lower Grammar CE (VC) Primary School
1.8 mi
Good

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Victoria Mill Town End Road
-
£105k
-
Victoria Mill Town End Road
-
£125k
-
Victoria Mill Town End Road
-
£120k
-
Victoria Mill Town End Road
-
£115k
-

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