2 Gullon Walk, Bristol, BS13 8NG

UPRN:161285End Terrace House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band AEPC: C (73)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£294,000

£279k - £309kHigh

Estimate

£294k

Range

£279k – £309k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

4.89%

Verdict

Derived from HomePortfolio scores

2 Gullon Walk earns an INVESTIGATE rating with HP Score 63/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (53/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

38/ 100

Elevated

Walkability

53/ 100

Moderate

Transit & Bike

Transit 32Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -25.2% (HIGH), sold-comps -4.0%, £/sqft -3.8%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 161285· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.1%· as of 19 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1500/mo (range 1400-1600)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -580/mo, -39% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 77 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 2 Nov 2026
Risk & liquidity14.6/15
246 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

£276,000£423,000

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£368,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £120,100
Net cash flow: -£204/mo
Cash on cash: -2.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - below 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 161285Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.1%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 1500/mo (range 1400-1600)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 1500/mo (range 1400-1600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 77 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. 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£294,000

Rent Estimate (pcm)£1,500

Gross Yield4.89%

1y Growth-

3y Growth+1.9%

5y Growth+2.7%

10y Growth+4.4%

Last Sold Price£150,000 (2021-09-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS13 8NG

Approval Rate

-12mo

Development

low

26/P/1787/SCON
Consultation request from Bristol City Council on planning application 25/14175/P (Outline application for the development of up to 100, dwellings (Class C3) with associated landscaping, access, and infrastructure. All matters reserved other than the, details of the principal vehicle access from Elsbert Drive).
Pending
26/13435/H
Demolition of existing detached side garage and construction of a new two storey side extension.
Pending
26/P/1490/SCON
Reconsultation request from Bristol City Council for comment on application 25/14175/P (Outline application for the development of up to 100 dwellings (Class C3) with associated landscaping, access and infrastructure. All matters reserved other than the details of the principle vehicle access from Elsbert Drive) - seven revised plans, including 'access masterplan' added to Planning Online on 15th July 2026, in response to concerns regarding wider cross-boundary masterplanning and access.
Approved

View Planning Timeline