25 Brook Close, Swanmore, Southampton, SO32 2FP

UPRN:10090846017Semi-Detached House3 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: A (99)

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

25 Brook Close, Swanmore, Southampton, SO32 2FP

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£349,000

£331k - £366kHigh

Estimate

£349k

Range

£331k – £366k

Rent Estimate (pcm)

£1,350

£1k - £2k

Monthly

£1,350

Yield

4.63%

Verdict

Derived from HomePortfolio scores

25 Brook Close earns an INVESTIGATE rating with HP Score 68/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (23/100). 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)Defra 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

68/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

15/ 100

Low

Walkability

23/ 100

Low

Transit & Bike

Transit 9Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge0.6/15
claims [AVM -0.3% (HIGH), sold-comps +0.8%, £/sqft +0.8%] → measured edge +0.13pp 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 10 Oct 2026
- valuation_snapshotsestimate for 10090846017· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.83
- valuation_snapshotsrent estimate 1350/mo (range 1250-1500)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -614/mo, -46% 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), 130 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
275 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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£247/mo
Cash on cash: -2.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below 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 10090846017Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1500)Rental economics · as of 10 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 1350/mo (range 1250-1500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 130 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. 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£349,000

Rent Estimate (pcm)£1,350

Gross Yield4.63%

1y Growth+72.8%

3y Growth+0.5%

5y Growth+0.1%

10y Growth+1.8%

Last Sold Price£325,000 (2026-02-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0SO32 2FP

Approval Rate

-12mo

Development

low

26/01867/TPO
T1 Larch - Sectionally dismantle to as close to ground level as possible. Reason - Tree is suspected to have heaved/moved over recent years. Cracked soil evident around the base of the tree, unable to determine whether these are heave related due to recent drought condition.
Pending
26/01768/HOU
Demolition of existing conservatory and erection of a single-storey rear extension, installation of a rooflight and alterations to fenestration.
Approved
26/01762/TPO
Field Maple (T1 ) . Reduce canopy height and spread by 1.5 - 2.0m to improve symmetry of crown and reduce crown weighting to the north side . Reduce crown back to previous prune line , to approx 8m. Remove dead branches. Tip prune lower branches up to 1m and up to a height of 4m to reshape crown .Crown lift 3m above ground level. Remove small crossway branches in lower crown. Tree has been previously pruned. Work will be carried out by tree surgeon
Approved

View Planning Timeline

Ownership

Corporate Ownership77.3%
Overseas OwnershipNo
Lease Term Remaining114 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2026-02-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,352

Population Density218 /km²

Owner Occupied73%

Age Distribution

0-15 20%16-64 57%65+ 23%

View Area Profile

Schools Nearby

Swanmore College
0.1 mi
Good
Swanmore Church of England Aided Primary School
0.5 mi
Good
St John the Baptist Church of England Primary School
0.9 mi
Good
Bishop's Waltham Junior School
1.2 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

28 Brook Close
-
£395k
-
20 Brook Close
-
£680k
-
30 Brook Close
-
£396k
-
38 Brook Close
-
£363k
-

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