29 Biffin Way, Whitnash, Leamington Spa, CV31 2FB

UPRN:10091557445Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: B (85)

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

29 Biffin Way, Whitnash, Leamington Spa, CV31 2FB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£653,000

£620k - £685kHigh

Estimate

£653k

Range

£620k – £685k

Rent Estimate (pcm)

£3,400

£3k - £4k

Monthly

£3,400

Yield

5.83%

Verdict

Derived from HomePortfolio scores

29 Biffin Way earns an INVESTIGATE rating with HP Score 66/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (39/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

66/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

36/ 100

Elevated

Walkability

39/ 100

Mixed

Transit & Bike

Transit 17Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge0/15
claims [AVM -7.2% (HIGH), sold-comps -8.5%, £/sqft -8.6%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10091557445· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12%· as of 22 Oct 2026
Rental economics6/40
gross yield 5.8%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3400/mo (range 3150-3650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -584/mo, -17% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 45 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 3 Nov 2026
Risk & liquidity14.6/15
366 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£3,400/mo

Evidenced range £3,150-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£9/mo
Cash on cash: -0.0%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.44 - 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 10091557445Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 3400/mo (range 3150-3650)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 3400/mo (range 3150-3650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 45 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£653,000

Rent Estimate (pcm)£3,400

Gross Yield5.83%

1y Growth-

3y Growth+1.1%

5y Growth+1.8%

10y Growth+2.3%

Last Sold Price£484,995 (2016-11-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CV31 2FB

Approval Rate

-12mo

Development

low

W/26/1454
Variation of the conditions associated with planning permission W/24/1093 granted 15/10/2026 to enable phasing of the development. Original description of development 'Erection of 70 bed care home as enabling development to support the future of Leamington and County Golf Club; provision of a golf academy and demolition of former green keeper's storage building, new access to Golf Lane, connection to surface water sewer and SuDS pond with connection to water storage tank for irrigation'.
Pending
W/26/1349
Application for Lawful Development Certificate for the proposed erection of a single storey rear extension, as shown on drawing No. 26-023-01 received by the local authority 15.09.2026. With materials to match the existing dwellinghouse.
Pending
W/26/1285
Variation of Condition 2 (approved plans) of planning permission ref: W/26/0677 (Proposed erection of a first floor side and rear extension, single storey rear extension, front porch extension and garage conversion and all associated works) to increase projection of the rear first floor extension.
Approved

View Planning Timeline

Ownership

Corporate Ownership69.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-11-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,797

Population Density183 /km²

Owner Occupied67%

Age Distribution

0-15 24%16-64 63%65+ 13%

View Area Profile

Schools Nearby

Oakley School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Joseph's Catholic Primary Academy
0.5 mi
Inspected as St Joseph's Catholic Primary School (URN 125719) on 1 Feb 2024
St. Margaret's CofE Junior School
0.6 mi
GoodImproving
Briar Hill Infant School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

25 Biffin Way
-
£386k
-
24 Biffin Way
-
£2k
-
27 Biffin Way
-
£415k
-
29 Biffin Way
-
£485k
-

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