45 Rochester Road, Bristol, BS4 4QG

UPRN:111956Semi-Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band BEPC: C (69)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£434,000

£412k - £456kHigh

Estimate

£434k

Range

£412k – £456k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

6.77%

Verdict

Derived from HomePortfolio scores

45 Rochester Road earns an INVESTIGATE rating with HP Score 73/100. Investment score 47/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (67/100). 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 NationsMarket 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

73/ 100

Mixed

Investment Score

47/ 100

Mixed

Crime Score

13/ 100

Low

Walkability

67/ 100

Moderate

Transit & Bike

Transit 22Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +10.1% (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 111956· as of 12 Oct 2026
Rental economics13.1/40
gross yield 6.8%; range width penalty ×0.93
- valuation_snapshotsrent estimate 2200/mo (range 2050-2350)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -158/mo, -7% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 28 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 3 Nov 2026
Risk & liquidity14.6/15
512 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

£292,500£448,500

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£390,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,050-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £127,800
Net cash flow: £207/mo
Cash on cash: 1.9%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - clears 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 111956Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 2050-2350)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 2200/mo (range 2050-2350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 28 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£434,000

Rent Estimate (pcm)£2,200

Gross Yield6.77%

1y Growth-

3y Growth+3.3%

5y Growth+4.2%

10y Growth+4.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS4 4QG

Approval Rate

-12mo

Development

low

P26/02019/HH
Demolition of existing porch and erection of a single storey front and side extension
Conditions
26/13587/H
Removal of garage and erection of side extension.
Pending
26/13330/NMA
Non-material amendment following grant of Planning Permission 22/04728/F - Demolition of existing buildings, removal of surface parking, and erection of buildings up to 4 storeys in height to accommodate 68 no. residential units and associated bins and bike store. Associated hard and soft landscaping. Vehicular access from Blackswarth Road, and pedestrian and cycle links to riverside path.
Approved

View Planning Timeline