2 Rutherford Road, Cambridge, CB2 8HH

UPRN:200004165014Detached HouseBeds -Built 1967-1975

FreeholdCouncil Tax: Band HEPC: D (68)

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

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,459,000

£1.39M - £1.53MHigh

Estimate

£1.46M

Range

£1.39M – £1.53M

Rent Estimate (pcm)

£4,650

£4k - £5k

Monthly

£4,650

Yield

2.79%

Verdict

Derived from HomePortfolio scores

2 Rutherford Road earns an INVESTIGATE rating with HP Score 70/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (19/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

19/ 100

Low

Transit & Bike

Transit 2Bike 80

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 -37.1% (HIGH), sold-comps -117.6%, £/sqft -117.6%] → 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 200004165014· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.5%· as of 1 Nov 2026
Rental economics0/40
gross yield 2.8%; range width penalty ×0.71
- valuation_snapshotsrent estimate 4650/mo (range 4100-5250)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -5,150/mo, -111% 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), 67 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
144 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£4,650/mo

Evidenced range £4,100-£5,250

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£3,531/mo
Cash on cash: -5.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.69 - 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 200004165014Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.5%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 4650/mo (range 4100-5250)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 4650/mo (range 4100-5250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 67 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£1,459,000

Rent Estimate (pcm)£4,650

Gross Yield2.79%

1y Growth-

3y Growth-0.3%

5y Growth+2.8%

10y Growth+0.7%

Last Sold Price£825,500 (2012-12-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CB2 8HH

Approval Rate

-12mo

Development

low

26/04065/HFUL
Demolition of conservatory and removal of front dormer window. Single storey rear extension, alterations to bay windows and front dormer, installation of front roof light and solar panels, and application of rende
Pending
26/01153/NMA1
Non material amendment on application 26/01153/HFUL to the design of the approved replacement windows and doors.
Pending
26/1234/TTPO
T4 - 1 YEW x 8ms and row of CYPRESS x 12ms in neighbouring property (24 Barrow Rd) - Reduce canopy overhang to No. 26 by 1.5ms up to 3ms to lessen encroachment into garden area and improve light to shrub bed below, T5 - CYPRESS and ROW OF YEWS x 14ms tall in neighbouring property (24 Barrow Rod) - Reduce canopy overhang to No. 26 by 1.5ms up to 5ms to lessen overhang to shrub bed and patio area,
Pending

View Planning Timeline

Ownership

Corporate Ownership44.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-12-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,711

Population Density615 /km²

Owner Occupied55%

Age Distribution

0-15 11%16-64 64%65+ 25%

View Area Profile

Schools Nearby

Trumpington Community College
0.1 mi
Good
Fawcett Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Long Road Sixth Form College
0.4 mi
-
St Faith's School
0.5 mi
Inspected by ISI

2 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 Rutherford Road
-
£1.63M
-
1 Rutherford Road
-
£1.50M
-
16 Rutherford Road
-
£1.93M
-
23 Rutherford Road
-
£1.10M
-

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