28 Chaffinch Gardens, Botley, Southampton, SO32 2US

UPRN:10094388282Detached House4 bedsBuilt 2023

FreeholdCouncil Tax: Band FEPC: B (90)

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

28 Chaffinch Gardens, Botley, Southampton, SO32 2US

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£365,000

£292k - £438kLow

Estimate

£365k

Range

£292k – £438k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

2.63%

Verdict

Derived from HomePortfolio scores

28 Chaffinch Gardens earns an INVESTIGATE rating with HP Score 55/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (0/100). 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 listingsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

55/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

0/ 100

Low

Transit & Bike

Transit 11Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [sold-comps +7.1%, £/sqft +7.0%] → 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 (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 2.8%· as of 6 Nov 2026
Rental economics0/40
gross yield 2.6%; range width penalty ×0.77
- valuation_snapshotsrent estimate 1150/mo (range 1050-1300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,500/mo, -130% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 55 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 & liquidity9.2/15
275 sales/12mo in area; valuation range width 40%
- 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

£394,000£604,000

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£525,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: -£976/mo
Cash on cash: -6.7%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.65 - 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

property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 2.8%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 1150/mo (range 1050-1300)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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 1150/mo (range 1050-1300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 55 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. 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.
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£365,000

Rent Estimate (pcm)£1,150

Gross Yield2.63%

1y Growth-31.1%

3y Growth+0.5%

5y Growth+0.1%

10y Growth+1.8%

Last Sold Price£529,995 (2024-10-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SO32 2US

Approval Rate

-12mo

Development

low

DC/26/102348
Discharge of Conditions 12 (Entertainment Noise) of planning permission F/19/86233 for demolition of existing buildings and dwelling with the construction of a mixed use retail and residential development comprising an A1 retail convenience store and flexible retail floorspace (A1 and A2 Use Class), and 67 residential units (C3 Use Class) with associated access, parking, landscaping, drainage, and ancillary infrastructure including pedestrian and cycle links.
Pending
T/26/102332
1 No. Unspecified (T1) - Reduce overall crown height by approx. 2.5 m, undertaking appropriate target pruning cuts to suitable lateral branches to maintain a balanced and natural crown profile. This is to match the approx. 2m pruning of lateral branches previously carried out overhanging 4 Brunel Close, while also providing adequate clearance from house and reducing tree to a safer, more manageable size. Retain sufficient secondary growth and foliage to preserve structural integrity, physiological function and natural form.
Pending
H/26/102134
Single storey rear extension with partial garage conversion, replacing existing conservatory
Pending

View Planning Timeline

Ownership

Corporate Ownership77.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-10-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,474

Population Density-

Owner Occupied64%

Age Distribution

0-15 31%16-64 65%65+ 4%

View Area Profile

Schools Nearby

Luminous Oak Academy
0.1 mi
-
Deer Park School
0.5 mi
Good
Boorley Park
0.5 mi
Good
Berrywood Primary School
0.7 mi
Report card2025
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

31 Chaffinch Gardens
-
£485k
-
16 Chaffinch Gardens
-
£335k
-
28 Chaffinch Gardens
-
£530k
-
32 Chaffinch Gardens
-
£535k
-

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