House 1 Factory Cooperage, 31 Royal William Yard, Plymouth, PL1 3GX

UPRN:10097016674Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band DEPC: -

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

House 1 Factory Cooperage, 31 Royal William Yard, Plymouth, PL1 3GX

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£303,000

£288k - £318kHigh

Estimate

£303k

Range

£288k – £318k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

1.86%

Verdict

Derived from HomePortfolio scores

House 1 Factory Cooperage earns an INVESTIGATE rating with HP Score 76/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. 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 SourcesPortal 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)ONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a house but the valuation basis is the whole flat at this UPRN - value evidence is not comparable

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£775,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £262,550
Net cash flow: -£1,785/mo
Cash on cash: -8.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.46 - 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£303,000

Rent Estimate (pcm)£1,200

Gross Yield1.86%

1y Growth-6.7%

3y Growth-2.2%

5y Growth-2.5%

10y Growth+0.6%

Last Sold Price£300,000 (2025-09-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0PL1 3GX

Approval Rate

-12mo

Development

low

PA26/07501
Works to Tree(s) within a Conservation Area (TCA)1. Diseased Oak Tree in Toll Cottage garden to be removed. 2. Holly tree growing on the top edge to be pruned by 50%
Pending
26/01495/FUL
EV charging point
Pending
26/01475/TCO
T1 Fig- reduce height and lateral growth
Pending

View Planning Timeline

Ownership

Corporate Ownership50.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2025-09-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,992

Population Density3,226 /km²

Owner Occupied41%

Age Distribution

0-15 10%16-64 63%65+ 27%

View Area Profile

Schools Nearby

St George's CofE Primary Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Mount Wise Community Primary School
0.6 mi
Good
High Street Primary Academy
0.7 mi
Good
Millbay Academy
0.8 mi
Good

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

View All Schools

Comparables

View All

Factory Cooperage, 31 Royal William Yard
-
£390k
-
Factory Cooperage, 31 Royal William Yard
-
£600k
-
Factory Cooperage, 31 Royal William Yard
-
£300k
-
Factory Cooperage, 31 Royal William Yard
-
£415k
-

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