22 Clay Farm Drive, Trumpington, Cambridge, CB2 9BY

UPRN:10090968873Mid Terrace House3 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band DEPC: B (85)

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

22 Clay Farm Drive, Trumpington, Cambridge, CB2 9BY

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£536,000

£429k - £644kLow

Estimate

£536k

Range

£429k – £644k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

3.29%

Verdict

Derived from HomePortfolio scores

22 Clay Farm Drive earns an INVESTIGATE rating with HP Score 73/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (34/100). 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

73/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

21/ 100

Moderate

Walkability

34/ 100

Mixed

Transit & Bike

Transit 2Bike 82

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [sold-comps -28.6%, £/sqft -28.5%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 9.5%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.71
- valuation_snapshotsrent estimate 1850/mo (range 1650-2100)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,618/mo, -87% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 61 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 2 Nov 2026
Risk & liquidity9.2/15
144 sales/12mo in area; valuation range width 40%
- 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,650-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£997/mo
Cash on cash: -5.3%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.81 - 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

property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 9.5%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1850/mo (range 1650-2100)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1850/mo (range 1650-2100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 61 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£536,000

Rent Estimate (pcm)£1,850

Gross Yield3.29%

1y Growth-

3y Growth-0.3%

5y Growth+2.8%

10y Growth+0.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CB2 9BY

Approval Rate

-12mo

Development

low

26/01153/NMA1
Non material amendment on application 26/01153/HFUL to the design of the approved replacement windows and doors.
Pending
26/1229/TTPO
Lime Tree - Reduce branches by 2m / 2.5m on lower canopy which over hang roof and are out of shape with the opposite side
Pending
26/1233/TTCA
T2 - YEW IN FRONT X 8.5MS TALL / CROWN SPREAD 6MS - Reduce lateral growth garden side by 1.5ms to rebalance crown, leaving crown spread of 4.5ms, T4 - HOLLY IN FRONT IN DECLINE - remove, client will replace with new Holly or Cherry.
Pending

View Planning Timeline

Ownership

Corporate Ownership44.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,711

Population Density3,687 /km²

Owner Occupied41%

Age Distribution

0-15 28%16-64 70%65+ 2%

View Area Profile

Schools Nearby

Trumpington Community College
0.1 mi
Good
Fawcett Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Long Road Sixth Form College
0.5 mi
-
Trumpington Park Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Clay Farm Drive
-
£526k
-
56 Clay Farm Drive
-
£625k
-
36 Clay Farm Drive
-
£186k
-
116 Clay Farm Drive
-
£315k
-

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