Apartment 12, Vinegar House, 39 Foregate Street, Worcester, WR1 1DJ

UPRN:10093055582Flat/Maisonette1 bedsBuilt 2023

LeaseholdCouncil Tax: Band AEPC: C (79)

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

Apartment 12, Vinegar House, 39 Foregate Street, Worcester, WR1 1DJ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£124,000

£99k - £149kLow

Estimate

£124k

Range

£99k – £149k

Rent Estimate (pcm)

£550

£500 - £600

Monthly

£550

Yield

5.08%

Verdict

Derived from HomePortfolio scores

Apartment 12 earns an INVESTIGATE rating with HP Score 63/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (96/100). 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 listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

71/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 31Bike 72

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 economics0.5/40
gross yield 5.1%; range width penalty ×0.84
- valuation_snapshotsrent estimate 550/mo (range 500-600)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -274/mo, -50% 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 6 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
137 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£130,000

At the asking price

Monthly rent£550/mo

Evidenced range £500-£600

Interest rate5.4%

Loan to value75%

Cash required: £40,400
Net cash flow: -£58/mo
Cash on cash: -1.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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 550/mo (range 500-600)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 550/mo (range 500-600)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£124,000

Rent Estimate (pcm)£550

Gross Yield5.08%

1y Growth-

3y Growth+2.1%

5y Growth+2.2%

10y Growth+1.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0WR1 1DJ

Approval Rate

-12mo

Development

low

26/01011/DOC
Approval of details reserved by condition 10 (Car Park Management) and 12 (sustainability) of planning permission 25/00213/FUL
Pending
26/01005/ADV
Installation of 1No. BT Street Hub Unit and associated advertisement panels on either side of the unit
Pending
26/01006/FUL
Installation of 1No. BT Street Hub Unit and associated advertisement panels on either side of the unit
Pending

View Planning Timeline

Ownership

Corporate Ownership56.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,997

Population Density5,022 /km²

Owner Occupied13%

Age Distribution

0-15 8%16-64 87%65+ 5%

View Area Profile

Schools Nearby

Royal Grammar School Worcester
0.3 mi
Inspected by ISI
St George's Catholic Primary School
0.4 mi
Inspected as St George's Catholic Primary School (URN 116924) on 18 Oct 2023
Riversides School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St George's CofE Primary School Worcester
0.6 mi
Good

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Vinegar House, 39 Foregate Street
-
£313k
-
Vinegar House, 39 Foregate Street
-
£215k
-
Vinegar House, 39 Foregate Street
-
£153k
-
Vinegar House, 39 Foregate Street
-
£139k
-

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