Flat 1, Pipe Kiln Court, 11 Bridge Street, Winchester, SO23 0HL

UPRN:10093387930Purpose Built Flat1 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band AEPC: C (69)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 1, Pipe Kiln Court, 11 Bridge Street, Winchester, SO23 0HL

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

£193,000

£184k - £203kHigh

Estimate

£193k

Range

£184k – £203k

Rent Estimate (pcm)

£950

£850 - £1k

Monthly

£950

Yield

6.16%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 80/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (89/100). 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)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

80/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

89/ 100

Excellent

Transit & Bike

Transit 33Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 6 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 edge2.5/15
claims [AVM +4.1% (HIGH), sold-comps +5.6%, £/sqft +5.5%] → measured edge +0.50pp 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 Nov 2026
- valuation_snapshotsestimate for 10093387930· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.7%· as of 9 Nov 2026
Rental economics8.2/40
gross yield 6.2%; range width penalty ×0.88
- valuation_snapshotsrent estimate 950/mo (range 850-1000)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -212/mo, -22% 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
Seller motivationNot scored
context, not scored: 0 price cut(s), 390 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 6 Nov 2026
Risk & liquidity14.7/15
257 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

£139,000£212,500

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£185,000

At the asking price

Monthly rent£950/mo

Evidenced range £850-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £58,000
Net cash flow: £33/mo
Cash on cash: 0.7%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - 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 10093387930Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.7%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 950/mo (range 850-1000)Rental economics · as of 9 Nov 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

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 950/mo (range 850-1000)
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£193,000

Rent Estimate (pcm)£950

Gross Yield6.16%

1y Growth-

3y Growth-3.1%

5y Growth-1.1%

10y Growth+1.9%

Last Sold Price£230,000 (2018-06-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SO23 0HL

Approval Rate

-12mo

Development

low

26/02291/TPC
T1 Sycamore - Crown lift to clear highway for bin lorries to avoid damage T2 Hazel - Remove tree growing up through Sycamore T3 & T4 Prunus - Reduce overhanging branches by 1m to clear garden T5 Prunus - Remove diseased & decayed tree above shed. Bracket at base, decayed main stem
Pending
26/02290/TPC
T1 & T2- Ash Trees. Permission to fell to ground level. The pair of trees have very poor form and asthetic value, and are also in very close proximity to the wall, with potential to cause damage. Signs of dieback have also been exhibited over the past 2 years, and there is a very busy road beneath the trees.
Pending
26/02284/TPO
sycamore - reduce height and thin some side branches due to excessive shading
Pending

View Planning Timeline

Ownership

Corporate Ownership52.2%
Overseas OwnershipNo
Lease Term Remaining115 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-06-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,352

Population Density2,866 /km²

Owner Occupied38%

Age Distribution

0-15 14%16-64 73%65+ 13%

View Area Profile

Schools Nearby

The Pilgrims School
0.3 mi
Inspected by ISI
Winchester College
0.3 mi
Inspected by ISI
All Saints Church of England Primary School
0.3 mi
Good
Winnall Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Pipe Kiln Court, 11 Bridge Street
-
£250k
-
11 Bridge Street
-
£22k
-
Pipe Kiln Court, 11 Bridge Street
-
£646k
-
Pipe Kiln Court, 11 Bridge Street
-
£300k
-

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