5 River Way, Bradford, BD10 0FP

UPRN:10093451209Semi-Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band DEPC: B (83)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£316,000

£301k - £332kHigh

Estimate

£316k

Range

£301k – £332k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

7.80%

Verdict

Derived from HomePortfolio scores

5 River Way earns an INVESTIGATE rating with HP Score 75/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (56/100). 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

75/ 100

Strong

Investment Score

70/ 100

High

Crime Score

28/ 100

Moderate

Walkability

56/ 100

Moderate

Transit & Bike

Transit 23Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 2 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +5.1% (HIGH), sold-comps -14.9%, £/sqft -15.1%] → 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 10093451209· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 10.2%· as of 31 Oct 2026
Rental economics22.3/40
gross yield 7.8%; range width penalty ×0.99
- valuation_snapshotsrent estimate 1950/mo (range 1850-2050)· as of 12 Oct 2026· verify before relying on this
Stress margin1.9/30
stressed cash flow +38/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 171 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 & liquidity14.7/15
356 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 sensitivityScores 70+ up to £232,500

£225,000£345,000

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£300,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,850-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £337/mo
Cash on cash: 4.2%
Score at this price: 39

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.93 - 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 10093451209Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 10.2%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 1950/mo (range 1850-2050)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

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1950/mo (range 1850-2050)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 171 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £232,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£316,000

Rent Estimate (pcm)£1,950

Gross Yield7.80%

1y Growth-

3y Growth-0.0%

5y Growth+2.3%

10y Growth+2.2%

Last Sold Price£249,995 (2019-01-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BD10 0FP

Approval Rate

-12mo

Development

low

26/05461/TR
G1 4 x Conifers: Remove. T2 Multi stemmed Conifer: Remove. T3 Small Holly: Remove. T4 Twin stemmed Conifer: Remove.
Approved
26/05374/TR
T1 Crab Apple: Fell T2, T3, T4, T5 Conifer: Fell
Pending
26/05189/FU
Variation of condition 2 (approved plans) to previously approved Planning Application 26/03590/FU (Removal of the existing garage; construction of a part two storey, part single storey side/rear extension and a widened driveway access to front) for a revised layout forming two storey extension at the side
Pending

View Planning Timeline

Ownership

Corporate Ownership74.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-01-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,424

Population Density1,037 /km²

Owner Occupied79%

Age Distribution

0-15 16%16-64 71%65+ 13%

View Area Profile

Schools Nearby

Greengates Primary Academy
0.3 mi
Good
Woodhouse Grove School
0.4 mi
Inspected by ISI
Co-op Academy Parkland
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Holybrook Primary School
0.8 mi
Outstanding

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 River Way
-
£465k
-
11 River Way
-
£50k
-
3 River Way
-
£322k
-
1 River Way
-
£327k
-

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