52A Shaw Lane, Holbrook, Belper, DE56 0TG

UPRN:200000387440Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: D (65)

Data freshness:Listing· freshPrice Paid· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

52A Shaw Lane, Holbrook, Belper, DE56 0TG

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£348,000

£331k - £366kHigh

Estimate

£348k

Range

£331k – £366k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

4.46%

Verdict

Derived from HomePortfolio scores

52A Shaw Lane earns an INVESTIGATE rating with HP Score 62/100. Investment score 43/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (26/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

43/ 100

Mixed

Crime Score

16/ 100

Moderate

Walkability

26/ 100

Low

Transit & Bike

Transit 11Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -0.6% (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 10 Oct 2026
- valuation_snapshotsestimate for 200000387440· as of 10 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1300/mo (range 1150-1400)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -651/mo, -50% 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: 0 price cut(s), 143 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 & liquidity14.6/15
455 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£1,300/mo

Evidenced range £1,150-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£281/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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 200000387440Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1150-1400)Rental economics · as of 10 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
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 1300/mo (range 1150-1400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 143 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£348,000

Rent Estimate (pcm)£1,300

Gross Yield4.46%

1y Growth-

3y Growth+0.7%

5y Growth+0.6%

10y Growth+3.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0DE56 0TG

Approval Rate

-12mo

Development

low

AVA/2026/0645
Non material amendment to AVA/2023/0265 to alter the approved drainage layouts consented
Pending
TRE/2026/0976
One Crab Apple Tree - Which is situated at the front of the house - Crown Reduction to 3.75m (h) by 2.5 m (w) - Due to branches contacting the windows and house walls and to maintain the standard ("lollipop") ornamental shape.
Approved
AVA/2026/0562
Conversion of church to single dwelling, installing new partitions, bathrooms and kitchen and floating floor
Pending

View Planning Timeline

Ownership

Corporate Ownership74%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,823

Population Density961 /km²

Owner Occupied77%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

Holbrook Church of England Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Milford Primary School
0.6 mi
-
Herbert Strutt Primary School
0.7 mi
Good
Holbrook School for Autism
0.8 mi
Good

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

View All Schools

Comparables

View All

51 Shaw Lane
-
£300
-
38 Shaw Lane
-
£167k
-
Breawinds Shaw Lane
-
£550k
-
51 Shaw Lane
-
£169k
-

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