The Dovecote, Tom Lane, Hillam, LS25 5HP

UPRN:200001025316Detached House5 bedsBuilt 1976-1982

FreeholdCouncil Tax: -EPC: C (70)

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

The Dovecote, Tom Lane, Hillam, LS25 5HP

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

£1,139,000

£911k - £1.37MLow

Estimate

£1.14M

Range

£911k – £1.37M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

4.59%

Verdict

Derived from HomePortfolio scores

The Dovecote earns an INVESTIGATE rating with HP Score 65/100. Investment score 45/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (23/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

45/ 100

Mixed

Crime Score

7/ 100

Low

Walkability

23/ 100

Low

Transit & Bike

Transit 10Bike 22

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.6%; range width penalty ×0.77
- valuation_snapshotsrent estimate 4400/mo (range 3900-4850)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,748/mo, -40% 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
Risk & liquidity9.2/15
494 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,150,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,900-£4,850

Interest rate5.4%

Loan to value75%

Cash required: £405,050
Net cash flow: -£835/mo
Cash on cash: -2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - 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_snapshotsrent estimate 4400/mo (range 3900-4850)Rental economics · as of 13 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 Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4400/mo (range 3900-4850)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,139,000

Rent Estimate (pcm)£4,400

Gross Yield4.59%

1y Growth-

3y Growth+2.0%

5y Growth+2.2%

10y Growth+4.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

6LS25 5HP

Approval Rate

100%12mo

Development

low

26/05883/PBR
Conversion of existing barn to form 3 No. dwellings
Rejected
26/05686/DVCON
Variation of condition 2 (approved plans) for changes to the size of extension of planning permission SELZG2025/0025/HPA - Erection of single storey rear/side extension
Pending
26/05083/TCON
Application for consent to fell 1No Acer Flamingo tree (T3) and removal of lower branches of 1No Silver Birch tree (T2) below 3m on neighbouring property and removal of the extremities of branches up to a height of 2m on applicants property.
Approved

View Planning Timeline

Ownership

Corporate Ownership69%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,683

Population Density-

Owner Occupied84%

Age Distribution

0-15 18%16-64 61%65+ 21%

View Area Profile

Schools Nearby

Monk Fryston Church of England Primary School
0.5 mi
Good
Burton Salmon Community Primary School
1.4 mi
Inspected as Burton Salmon Community Primary School (URN 121385) on 17 Oct 2023
South Milford Primary School
1.8 mi
Good
Fairburn Community Primary School
2.3 mi
Inspected as Fairburn Community Primary School (URN 121390) on 3 Dec 2024

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Roselea Chapel Street
-
£540k
-
Hall Farm House Chapel Street
-
£530k
-
Greystones Chapel Street
-
£810k
-
Victoria Cottage Chapel Street
-
£620k
-

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