21 Westleigh Park, Bristol, BS14 9TJ

UPRN:145945Terrace Property3 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: C (71)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£349,000

£332k - £367kHigh

Estimate

£349k

Range

£332k – £367k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

6.51%

Verdict

Derived from HomePortfolio scores

21 Westleigh Park earns an INVESTIGATE rating with HP Score 77/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (76/100). 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 coverageMarket 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

59/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

76/ 100

High

Transit & Bike

Transit 30Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

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

Valuation edge1.5/15
claims [AVM -0.3% (HIGH), sold-comps +2.0%, £/sqft +1.9%] → measured edge +0.31pp 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 9 Nov 2026
- valuation_snapshotsestimate for 145945· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%· as of 7 Nov 2026
Rental economics11.3/40
gross yield 6.5%; range width penalty ×0.94
- valuation_snapshotsrent estimate 1900/mo (range 1750-2000)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -210/mo, -11% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 244 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 6 Nov 2026
Risk & liquidity14.6/15
293 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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: £134/mo
Cash on cash: 1.4%
Score at this price: 27

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.61 - 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 145945Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 1900/mo (range 1750-2000)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

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 1900/mo (range 1750-2000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 244 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£349,000

Rent Estimate (pcm)£1,900

Gross Yield6.51%

1y Growth-

3y Growth-0.5%

5y Growth+3.7%

10y Growth+3.6%

Last Sold Price£257,000 (2017-02-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1BS14 9TJ

Approval Rate

-12mo

Development

low

26/13719/BGP
Application for approval of details reserved by condition nos. 2 (BNG) of permission 24/04049/F - Retention of three form entry school (ground and first floor), siting of additional modular buildings and relocation of tennis courts and rugby pitch as well as associate external works until July 2026.
Pending
26/13618/H
Demolition of single storey rear extension and construction of single/two storey rear extension
Pending
26/13370/H
Single storey side extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership69.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-02-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,051

Population Density7,003 /km²

Owner Occupied73%

Age Distribution

0-15 17%16-64 63%65+ 20%

View Area Profile

Schools Nearby

Ilminster Avenue Nursery School
0.3 mi
-
E-ACT Ilminster Avenue Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Oasis Academy New Oak
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Knowle Park Primary School
0.4 mi
Inspected as Knowle Park Infant School (URN 108943) on 14 Jun 2007

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

View All Schools

Comparables

View All

59 Westleigh Park
-
£200k
-
43 Westleigh Park
-
£175k
-
17 Westleigh Park
-
£330k
-
19 Westleigh Park
-
£307k
-

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