28 Arcadius Way, Keynsham, Bristol, BS31 2GE

UPRN:10093717082Detached HouseBeds -Built -

FreeholdCouncil Tax: Band FEPC: B (86)

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

28 Arcadius Way, Keynsham, Bristol, BS31 2GE

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

28 Arcadius Way earns an INVESTIGATE rating with HP Score 69/100. Crime intensity is low. Walkability is limited (22/100). 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 coverageHM 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

No data

Crime Score

21/ 100

Moderate

Walkability

22/ 100

Low

Transit & Bike

Transit 9Bike 45

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge2.5/15
claims [sold-comps +10.7%, £/sqft +10.7%] → 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; AVM excluded (no market estimate available)
no market estimate available · snapshot 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 5.5%· as of 1 Nov 2026
Risk & liquidity9/15
275 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 5.5%Valuation edge · as of 1 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. 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.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth+38.2%

3y Growth+3.2%

5y Growth+3.1%

10y Growth+3.5%

Last Sold Price£705,000 (2020-12-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS31 2GE

Approval Rate

-12mo

Development

low

26/04134/TCA
Ash - re-pollard to previous knucles.
Pending
26/04003/TP5
T1682-Horse Chestnut, remove
Approved
26/04005/TP5
T1744-Sycamore, remove
Approved

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-12-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,481

Population Density597 /km²

Owner Occupied74%

Age Distribution

0-15 20%16-64 55%65+ 25%

View Area Profile

Schools Nearby

Somerdale Educate Together Primary Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Longwell Green Primary School
0.8 mi
Good
Cherry Garden Primary School
0.9 mi
Inspected as Cherry Garden Primary School (URN 109114) on 4 Jul 2018
Lift Broadlands
1.0 mi
Good

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

View All Schools

Comparables

View All

21 Arcadius Way
-
£455k
-
2 Arcadius Way
-
£615k
-
40 Arcadius Way
-
£445k
-
20 Arcadius Way
-
£900k
-

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