Apartment 7, Cedar Court, 65 Victoria Park, Colwyn Bay, LL29 7AJ

UPRN:10091011257Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: -EPC: B (85)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Apartment 7, Cedar Court, 65 Victoria Park, Colwyn Bay, LL29 7AJ

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£234,000

£222k - £246kHigh

Estimate

£234k

Range

£222k – £246k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

5.60%

Verdict

Derived from HomePortfolio scores

Apartment 7 earns an INVESTIGATE rating with HP Score 82/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. 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 addressONS 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

82/ 100

Strong

Investment Score

74/ 100

High

Crime Score

16/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 Nov 2026

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

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 edge0/15
claims [AVM +3.8% (HIGH)] → 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
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10091011257· as of 12 Oct 2026
Rental economics4.4/40
gross yield 5.6%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 1000-1150)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -307/mo, -29% 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 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 112 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 10 Nov 2026
Risk & liquidity14.6/15
225 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

£169,000£258,500

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£225,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £70,800
Net cash flow: -£32/mo
Cash on cash: -0.6%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - 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 10091011257Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1050/mo (range 1000-1150)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 1050/mo (range 1000-1150)
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. 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£234,000

Rent Estimate (pcm)£1,050

Gross Yield5.60%

1y Growth+10.6%

3y Growth+1.8%

5y Growth+1.1%

10y Growth+4.4%

Last Sold Price£208,000 (2023-11-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

2LL29 7AJ

Approval Rate

0%12mo

Development

low

0/53788
Extension to existing gibbon enclosure and reconstruction of existing spider monkey enclosure with extension link to existing gibbon enclosure to create enhanced animal welfare habitat
Pending
0/53764
To trim lower spindly branches of yew tree conifer to a height of approximately 6ft from the base up all around the trunk to tidy appearance.
Pending
0/53759
Approval of condition nos 3 (Arboriculture Method Statement) 4 (Trees) 5 (Scheme for the Replacement of Tree Specimen) of planning approval 0/53344 (Formation of new gateway (A), and alterations to existing gateway (B) off queens Drive, to Beecholme (Pwllycrochan Ave),new path to gateway A, and new lighting to existing and proposed paths linking gateways to carpark.)
Pending

View Planning Timeline