23 Goodwin Field, Northill, Biggleswade, SG18 9GL

UPRN:10095836006Detached House4 bedsBuilt 2022

FreeholdCouncil Tax: Band GEPC: B (90)

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

23 Goodwin Field, Northill, Biggleswade, SG18 9GL

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

23 Goodwin Field earns an INVESTIGATE rating with HP Score 67/100. Crime intensity is low. Walkability is limited (15/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

No data

Crime Score

20/ 100

Moderate

Walkability

15/ 100

Low

Transit & Bike

Transit 8Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 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 +10.8%, £/sqft +10.9%] → 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 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 12.6%· as of 24 Oct 2026
Rental economics0/40
gross yield 4.0% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 2000/mo (tenanted)· as of 5 Nov 2026
Stress margin0/30
stressed cash flow -1,191/mo, -60% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 51 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 5 Nov 2026
Risk & liquidity9/15
351 sales/12mo in area
- 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

£450,000£690,000

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.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 12.6%Valuation edge · as of 24 Oct 2026
listing_factscontractual rent 2000/mo (tenanted)Rental economics · as of 5 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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
Seller motivation could not be scored
context, not scored: 0 price cut(s), 51 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 →flood, subsidence, crime, environment - the full domain

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. 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-

3y Growth-0.5%

5y Growth+1.1%

10y Growth+3.3%

Last Sold Price£500,000 (2025-02-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SG18 9GL

Approval Rate

-12mo

Development

low

CB/26/03269/DOC
Discharge of Condition 3 against planning permission ref: CB/25/02959/FULL (Demolition of existing dwelling and outbuildings and the erection of a replacement self-build dwelling and associated works) - Natural England bat license confirmation.
Conditions
CB/26/03202/FULL
The stationing of two additional Static Caravans (in place of the Touring Caravans approved under APP/P0240/C/24/3346787) additional parking spaces and associated works
Pending
CB/26/03100/DOC
Discharge of Conditions 4, 7, and 11 against planning permission ref: CB/24/02537/REG3
Pending

View Planning Timeline

Ownership

Corporate Ownership67.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-02-28
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£36,622

Population Density94 /km²

Owner Occupied79%

Age Distribution

0-15 14%16-64 57%65+ 29%

View Area Profile

Schools Nearby

Northill CofE Academy
0.2 mi
Inspected as Northill CofE VA Lower School (URN 109621) on 5 Jul 2018
Caldecote Church of England Academy
1.4 mi
Good
Moggerhanger Primary School
1.6 mi
GoodConcerns
Laburnum Primary School
1.9 mi
Report card2025
Ofsted no longer awards a single overall grade.

4 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Goodwin Field
-
£525k
-
23 Goodwin Field
-
£500k
-
14 Goodwin Field
-
£560k
-
8 Goodwin Field
-
£595k
-

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