12 Webb Grove, Hockley Heath, Solihull, B94 5BN

UPRN:10093966296Semi-Detached HouseBeds -Built -

Tenure: -Council Tax: Band CEPC: B (83)

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

12 Webb Grove, Hockley Heath, Solihull, B94 5BN

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

12 Webb Grove earns an INVESTIGATE rating with HP Score 78/100. Crime intensity is very low. Walkability is limited (40/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageDefra 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

78/ 100

Strong

Investment Score

No data

Crime Score

11/ 100

Low

Walkability

40/ 100

Mixed

Transit & Bike

Transit 5Bike 25

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 (no market estimate available)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9/15
66 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

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
Valuation edge could not be scored
no market estimate available
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
no market estimate available
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-40.2%

3y Growth-2.9%

5y Growth+0.8%

10y Growth+4.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0B94 5BN

Approval Rate

-12mo

Development

low

PL/2026/01868/MINFHO
Retrospective planning application for the retention of a carport.
Pending
W/26/1420
Outline planning application (with all matters reserved except for access) for residential development for up to 61 dwellings (use class C3), public open space, landscaping, drainage, and other associated infrastructure.
Pending
PL/2026/01626/CLOPUD
Certificate of lawful development for proposed two storey rear extension consisting of dining room and additional bedroom.
Approved

View Planning Timeline

Ownership

Corporate Ownership79.2%
Overseas OwnershipNo
Lease Term Remaining116 yrs
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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£36,672

Population Density-

Owner Occupied86%

Age Distribution

0-15 19%16-64 57%65+ 24%

View Area Profile

Schools Nearby

Tudor Grange Primary Academy Hockley Heath
0.2 mi
Good
St Patricks Church of England Primary Academy
2.3 mi
Good
Dorridge Primary School
2.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Lapworth CofE Primary School
2.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

18 Webb Grove
-
£127k
-
14 Webb Grove
-
£213k
-
9 Webb Grove
-
£370k
-
4 Webb Grove
-
£210k
-

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