28 Ross Street, Cambridge, CB1 3BX

UPRN:200004174288End Terrace House2 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: D (62)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

4 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£472,000

£448k - £496kHigh

Estimate

£472k

Range

£448k – £496k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

4.48%

Verdict

Derived from HomePortfolio scores

28 Ross Street earns an INVESTIGATE rating with HP Score 83/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (83/100). 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

83/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

83/ 100

High

Transit & Bike

Transit 2Bike 94

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 +3.6% (HIGH), sold-comps -3.2%, £/sqft -3.1%] → 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 200004174288· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 14.4%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.85
- valuation_snapshotsrent estimate 1700/mo (range 1550-1850)· as of 12 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -800/mo, -47% 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), 69 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
406 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

£341,000£523,000

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£455,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £150,550
Net cash flow: -£359/mo
Cash on cash: -2.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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 200004174288Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 14.4%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1700/mo (range 1550-1850)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 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 1700/mo (range 1550-1850)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£472,000

Rent Estimate (pcm)£1,700

Gross Yield4.48%

1y Growth+1.1%

3y Growth+0.6%

5y Growth+1.0%

10y Growth+1.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2CB1 3BX

Approval Rate

0%12mo

Development

low

26/1288/TTCA
Lime adjacent to garage - Reduce height and spread on all sides by 1 -1.5m down to previous pollard points. Row of Limes - Reduce height and spread on all sides by 1 -1.5m down to previous pollard points.
Pending
26/04093/HFUL
Two storey side extension and hip to gable roof extension with rear dormer. Render and cladding to existing dwelling, alterations to fenestration.
Pending
26/1277/TTCA
Acacia (T1) crown reduce Easterly aspect by up to 1m. Crown reduce Westerly aspect by up to 2m to remove growth away from neighbours property, shape into the crown. Apple (T2) crown reduce Easterly aspect by up to 2m to previous pruning points (back to neighbour's boundary)
Pending

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,711

Population Density9,907 /km²

Owner Occupied45%

Age Distribution

0-15 14%16-64 79%65+ 7%

View Area Profile

Schools Nearby

Cambridge Maths School
0.3 mi
-
St Philip's CofE Aided Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Cambridge Muslim Secondary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ridgefield Primary School
0.5 mi
Good

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

12 Ross Street
-
£669k
-
10 Ross Street
-
£475k
-
38 Ross Street
-
£435k
-
48 Ross Street
-
£450k
-

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