Flat 1, Hobbs House, 18–19 Regent Terrace, Cambridge, CB2 1AA

UPRN:10090967916Flat/MaisonetteBeds -Built 2012 onwards

Tenure: -Council Tax: -EPC: C (79)

Data freshness:Planning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 1, Hobbs House, 18–19 Regent Terrace, Cambridge, CB2 1AA

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£414,000

£331k - £497kLow

Estimate

£414k

Range

£331k – £497k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

7.50%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 63/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

67/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 66Bike 97

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics17.1/40
gross yield 7.5%; range width penalty ×0.86; the estimate this rent rides on sits 32% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1750/mo (range 1600-1900)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -25/mo, -1% 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 2 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
144 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£280,000

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,600-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: £267/mo
Cash on cash: 3.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.85 - 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_snapshotsrent estimate 1750/mo (range 1600-1900)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1750/mo (range 1600-1900)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£414,000

Rent Estimate (pcm)£1,750

Gross Yield7.50%

1y Growth-

3y Growth-0.3%

5y Growth+2.8%

10y Growth+0.7%

Last Sold Price£250,000 (2014-09-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CB2 1AA

Approval Rate

-12mo

Development

low

26/1288/TTCA
Lime adjacent to garage - Reduce height and spread on all sides by 1 -1.5m down to previous pollard points. Row of Limes - Reduce height and spread on all sides by 1 -1.5m down to previous pollard points.
Pending
25/04382/CONDA
Submission of details required by conditions 5 (Traffic Management Plan) and 6 (Demolition and Construction Environmental Management Plan) of planning permission 25/04382/FUL.
Pending
25/04386/CONDB
Submission of details required by conditions 3 (Traffic Management Plan) and 4 (Demolition and Construction Management Plan) of planning permission 25/04386/FUL.
Pending

View Planning Timeline

Ownership

Corporate Ownership44.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change2014-09-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,711

Population Density-

Owner Occupied18%

Age Distribution

0-15 8%16-64 89%65+ 3%

View Area Profile

Schools Nearby

Cardiff Sixth Form College, Cambridge
0.1 mi
Inspected by ISI
St Alban's Catholic Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Stephen Perse Foundation
0.3 mi
Inspected by ISI
Sancton Wood School
0.3 mi
Inspected by ISI

2 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

7 Regent Terrace
-
£1.40M
-
Lloyds House Regent Terrace
-
£430k
-
Hobbs House, 18 - 19 Regent Terrace
-
£600k
-
14 Regent Terrace
-
£1.05M
-

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