Brook House, Barmouth, LL42 1YG

UPRN:200003187693Detached House5 bedsBuilt 1983-1990

FreeholdCouncil Tax: -EPC: E (52)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£478,000

£454k - £502kHigh

Estimate

£478k

Range

£454k – £502k

Rent Estimate (pcm)

£1,100

£950 - £1k

Monthly

£1,100

Yield

2.75%

Verdict

Derived from HomePortfolio scores

Brook House earns an INVESTIGATE rating with HP Score 67/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is moderate. 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 addressONS 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

67/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

45/ 100

Elevated

Walkability

No data

Transit & Bike

No data

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 edge0/15
claims [AVM -0.4% (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 12 Oct 2026
- valuation_snapshotsestimate for 200003187693· as of 12 Oct 2026
Rental economics0/40
gross yield 2.8%; range width penalty ×0.56
- valuation_snapshotsrent estimate 1100/mo (range 950-1300)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,346/mo, -122% 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: 1 price cut(s), 153 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
29 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

£360,000£552,000

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£480,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £950-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £159,300
Net cash flow: -£858/mo
Cash on cash: -6.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.68 - 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 200003187693Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1100/mo (range 950-1300)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
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 1100/mo (range 950-1300)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 153 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. 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£478,000

Rent Estimate (pcm)£1,100

Gross Yield2.75%

1y Growth-

3y Growth+4.9%

5y Growth+2.4%

10y Growth+4.3%

Last Sold Price£402,000 (2021-09-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

0LL42 1YG

Approval Rate

-12mo

Development

low

C26/0126/00/LL
Newid defnydd tŷ gwesty/gwesty (Dosbarth defnydd C1) i lety gwyliau tymor byr (C6) Change of use of Guest House/ Hotel (Use class C1) to short-term holiday let Accommodation (C6)
Pending
C25/0895/00/TC
Tystysgrif datblygiad cyfreithlon arfaethedig i ddefnyddio’r eiddo o fewn dosbarthiadau defnydd C3, C5 neu C6 o’r Gorchymyn Cynllunio Gwlad a Thref (Dosbarth Defnydd) 1987 (fel y’i diwygiwyd) ynghyd a’r newid defnydd a ganiateir rhwng y dosbarthiadau. Lawful development certificate for the proposed use of the property within use classes C3, C5 or C6 of the Town and Country Planning (Use Class) Order 1987 along with the permitted change of use between the use classes.
Approved
C25/0784/00/DT
Cais ôl-weithredol i osod pwmp gwres Riello. Retrospective application for the installation of a Riello heat pump.
Conditions

View Planning Timeline