2 Holme Lane, Rockley, Retford, DN22 0QY

UPRN:200001609360Semi-Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band BEPC: E (49)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

2 Holme Lane, Rockley, Retford, DN22 0QY

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£266,000

£240k - £293kMedium

Estimate

£266k

Range

£240k – £293k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

4.80%

Verdict

Derived from HomePortfolio scores

2 Holme Lane earns an INVESTIGATE rating with HP Score 58/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (3/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

3/ 100

Low

Transit & Bike

Transit 4Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -22.2% (MEDIUM), sold-comps -2.5%, £/sqft -2.5%] → measured edge -0.12pp 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 200001609360· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.9%· as of 8 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1300/mo (range 1200-1400)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -546/mo, -42% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 39 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 10 Nov 2026
Risk & liquidity12.9/15
409 sales/12mo in area; valuation range width 20%
- 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: -£197/mo
Cash on cash: -2.2%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 200001609360Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.9%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 1300/mo (range 1200-1400)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 1300/mo (range 1200-1400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 39 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£266,000

Rent Estimate (pcm)£1,300

Gross Yield4.80%

1y Growth-

3y Growth+0.8%

5y Growth+1.8%

10y Growth+2.5%

Last Sold Price£152,500 (2014-07-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0DN22 0QY

Approval Rate

-12mo

Development

low

26/00706/CTL
Certificate of Lawfulness of Existing Development to Confirm Lawful Commencement and Implementation of P.A 18/00214/RSB Through Material Operations Undertaken Pursuant to the Approved Development
Approved
26/00548/FUL
Planning Application for the Retention of a Dutch Barn-Style Machinery and Maintenance Store
Approved
26/00537/CTL
Certificate of Lawful Existing Development for the Erection of a Detached Single-Storey Timber Outbuilding within the Residential Curtilage.
Rejected

View Planning Timeline

Ownership

Corporate Ownership64.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-07-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,314

Population Density29 /km²

Owner Occupied74%

Age Distribution

0-15 14%16-64 56%65+ 30%

View Area Profile

Schools Nearby

Gamston St Peter's CofE Primary School
0.9 mi
Good
East Markham Primary School
1.6 mi
Good
Elkesley Primary and Nursery School
2.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Tuxford Primary Academy
2.7 mi
Good

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

View All Schools

Comparables

View All

Fairholme Holme Lane
-
£340k
-
Sunnymede Holme Lane
-
£275k
-
Kamet Holme Lane
-
£418k
-
1 Holme Lane
-
£190k
-

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