10 Abergarw Meadow, Brynmenyn, Bridgend, CF32 8YG

UPRN:10094049427Detached House5 bedsBuilt -

FreeholdCouncil Tax: -EPC: B (87)

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

10 Abergarw Meadow, Brynmenyn, Bridgend, CF32 8YG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£696,000

£662k - £731kHigh

Estimate

£696k

Range

£662k – £731k

Rent Estimate (pcm)

£3,200

£3k - £3k

Monthly

£3,200

Yield

5.49%

Verdict

Derived from HomePortfolio scores

10 Abergarw Meadow earns an INVESTIGATE rating with HP Score 70/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is moderate. 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 addressONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

43/ 100

Elevated

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -3.7% (HIGH), sold-comps -22.0%, £/sqft -22.0%] → 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 10094049427· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 11%· as of 28 Oct 2026
Rental economics2.2/40
gross yield 5.3%; range width penalty ×0.88
- valuation_snapshotsrent estimate 3100/mo (range 2850-3350)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -805/mo, -26% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 82 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 9 Nov 2026
Risk & liquidity14.7/15
281 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,850-£3,350

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£216/mo
Cash on cash: -1.1%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - 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 10094049427Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 11%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 3100/mo (range 2850-3350)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 3100/mo (range 2850-3350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 82 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. 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£696,000

Rent Estimate (pcm)£3,200

Gross Yield5.49%

1y Growth-

3y Growth+4.8%

5y Growth+5.3%

10y Growth+3.5%

Last Sold Price£410,000 (2020-01-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0CF32 8YG

Approval Rate

-12mo

Development

low

P/26/521/FUL
Change of use and extension of existing outbuilding to a one-bed granny annex
Pending
P/26/497/FUL
Demolition of small out house; Construction of single storey extension with patio doors
Pending
P/26/498/LAP
Certificate of lawfulness for use of property in Use Class C2 for one resident in single household and receiving care - supported housing scheme.
Pending

View Planning Timeline