The Willows, Vicarage Road, Wrawby, Brigg, DN20 8RP

UPRN:10096435019Detached Property4 bedsBuilt 2024

FreeholdCouncil Tax: -EPC: C (80)

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

The Willows, Vicarage Road, Wrawby, Brigg, DN20 8RP

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

£434,000

£347k - £521kLow

Estimate

£434k

Range

£347k – £521k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

4.55%

Verdict

Derived from HomePortfolio scores

The Willows earns an INVESTIGATE rating with HP Score 66/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (14/100). 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)Defra 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

14/ 100

Low

Transit & Bike

Transit 13Bike 33

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£475,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,650-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£357/mo
Cash on cash: -2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£434,000

Rent Estimate (pcm)£1,800

Gross Yield4.55%

1y Growth-

3y Growth+2.6%

5y Growth+1.0%

10y Growth+3.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DN20 8RP

Approval Rate

-12mo

Development

low

PA/2026/737
Planning permission for the erection of a timber stable block, hay barn and construction of an outdoor riding arena (manège) with associated access, drainage and landscaping for private equestrian use ancillary to the existing dwelling
Pending
PA/2026/763
Outline planning permission for one self-build dwelling with all matters reserved for subsequent approval
Pending
PA/2026/588
Application to fell Ash tree to ground level identified as T18 and subject to Tree Preservation (Land off Bakersfield, Wrawby) Order 2001
Pending

View Planning Timeline