23 Cotton Court, River View, Northampton, NN4 8EL

UPRN:15113364Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: B (82)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

23 Cotton Court, River View, Northampton, NN4 8EL

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£133,000

£126k - £139kHigh

Estimate

£133k

Range

£126k – £139k

Rent Estimate (pcm)

£700

£650 - £750

Monthly

£700

Yield

6.46%

Verdict

Derived from HomePortfolio scores

23 Cotton Court earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (87/100). 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 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

75/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

40/ 100

Elevated

Walkability

87/ 100

Excellent

Transit & Bike

Transit 16Bike 71

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 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 [AVM +2.3% (HIGH), sold-comps +10.3%, £/sqft +10.3%] → 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
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 15113364· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%· as of 7 Nov 2026
Rental economics10.7/40
gross yield 6.5%; range width penalty ×0.91
- valuation_snapshotsrent estimate 700/mo (range 650-750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -164/mo, -23% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 503 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 4 Nov 2026
Risk & liquidity14.7/15
556 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

£97,500£149,500

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£130,000

At the asking price

Monthly rent£700/mo

Evidenced range £650-£750

Interest rate5.4%

Loan to value75%

Cash required: £40,400
Net cash flow: £46/mo
Cash on cash: 1.4%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - 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 15113364Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 700/mo (range 650-750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 700/mo (range 650-750)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 503 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£133,000

Rent Estimate (pcm)£700

Gross Yield6.46%

1y Growth-6.9%

3y Growth-1.7%

5y Growth+1.4%

10y Growth+3.0%

Last Sold Price£161,000 (2007-07-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NN4 8EL

Approval Rate

-12mo

Development

low

2026/4417/TCA
Works to Sycamore tree within a conservation area
Pending
2026/4068/TCA
Maintanence for trees on site requiring work
Pending
2026/4106/COND
Discharge of Condition 17 [Landscaping Details] of Planning Permission 2024/2521/FULL [Development and refurbishment of vacant stable yard buildings to provide community and business space with a well-being focus. Existing 5 no. buildings to be refurbished and retrofitted. Demolition of 1 no. 20th century toilet block and 1 no. corrugated metal lean-to. Creation of 5 no. structures adjoining existing structures. All new proposals are single storey. Refurbishment of existing 'apple barn' has a 1st floor. New services and landscape treatment throughout. Refurbishment of existing two storey cottage into office use. Internal changes only]
Pending

View Planning Timeline