Flat 8, Pinewood Lodge, 30 Tower Road, Poole, BH13 6FD

UPRN:10094338708Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band EEPC: B (84)

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

Flat 8, Pinewood Lodge, 30 Tower Road, Poole, BH13 6FD

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£497,000

£472k - £521kHigh

Estimate

£497k

Range

£472k – £521k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

4.68%

Verdict

Derived from HomePortfolio scores

Flat 8 earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (60/100). 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 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

78/ 100

Strong

Investment Score

70/ 100

High

Crime Score

14/ 100

Low

Walkability

60/ 100

Moderate

Transit & Bike

Transit 23Bike 59

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -0.6% (HIGH)] → 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 10094338708· as of 12 Oct 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1950/mo (range 1800-2100)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -983/mo, -50% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 195 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 4 Nov 2026
Risk & liquidity14.7/15
137 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£338/mo
Cash on cash: -2.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.16 - below 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 10094338708Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1950/mo (range 1800-2100)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1950/mo (range 1800-2100)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 195 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. 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£497,000

Rent Estimate (pcm)£1,950

Gross Yield4.68%

1y Growth+4.1%

3y Growth-6.9%

5y Growth-2.4%

10y Growth+0.9%

Last Sold Price£350,000 (2019-08-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BH13 6FD

Approval Rate

-12mo

Development

low

P/26/05395/TTPO
T4 - Cypress - Crown raise to approximately 1.5 m (5 ft) to improve amenity value and provide improved access to the existing salt bin. G2 - 2x Silver Birch - Crown lift to approximately 6 m above the driveway and parking spaces to provide adequate clearance. Reduce the northern lateral limbs by approximately 2 m to minimise overhang and reduce the accumulation of falling debris onto parked vehicles. G3 - 2x Beech - Crown lift to approximately 6 m above the driveway and parking spaces to provide adequate clearance. Reduce the northern lateral limbs by approximately 2 m to minimise overhang and reduce the accumulation of falling debris onto parked vehicles. Prune to achieve a minimum clearance of 2 m from the adjacent flats.
Pending
P/26/05360/TTPO
T22 - Western Red Cedar - Crown lift over parking bay to give ground level clearance.
Pending
P/26/05296/OUT
Change of use from offices (Class E (g)(i)) to 5 self-contained two bedroom flats and one self-contained 3 bedroom flat (Class C3) including external alterations and provision of a bike store. Landscaping is reserved.
Pending

View Planning Timeline

Ownership

Corporate Ownership60.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-08-02
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£31,848

Population Density-

Owner Occupied82%

Age Distribution

0-15 11%16-64 48%65+ 41%

View Area Profile

Schools Nearby

Victoria Education Centre
0.7 mi
-
St Michael's Church of England Primary School
0.9 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Talbot Heath School
1.1 mi
Inspected by ISI
Bishop Aldhelm's Church of England Primary School
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Pinewood Lodge, 30 Tower Road
-
£685k
-
Pinewood Lodge, 30 Tower Road
-
£640k
-
Pinewood Lodge, 30 Tower Road
-
£630k
-
Pinewood Lodge, 30 Tower Road
-
£600k
-

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