12 Grantchester Road, Cambridge, CB3 9ED

UPRN:200004209248Semi-Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: D (59)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

12 Grantchester Road, Cambridge, CB3 9ED

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,492,000

£1.42M - £1.57MHigh

Estimate

£1.49M

Range

£1.42M – £1.57M

Rent Estimate (pcm)

£4,950

£4k - £6k

Monthly

£4,950

Yield

3.96%

Verdict

Derived from HomePortfolio scores

12 Grantchester Road earns an INVESTIGATE rating with HP Score 68/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (46/100). 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

68/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

30/ 100

Moderate

Walkability

46/ 100

Mixed

Transit & Bike

Transit 33Bike 85

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -0.5% (HIGH), sold-comps -37.1%, £/sqft -37.1%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 200004209248· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 16.8%· as of 8 Nov 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.74
- valuation_snapshotsrent estimate 4950/mo (range 4350-5500)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,820/mo, -57% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 253 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 6 Nov 2026
Risk & liquidity14.6/15
91 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£4,950/mo

Evidenced range £4,350-£5,500

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£1,636/mo
Cash on cash: -3.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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 200004209248Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 16.8%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 4950/mo (range 4350-5500)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 4950/mo (range 4350-5500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 253 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£1,492,000

Rent Estimate (pcm)£4,950

Gross Yield3.96%

1y Growth-37.6%

3y Growth+3.5%

5y Growth-0.6%

10y Growth+0.4%

Last Sold Price£495,000 (2003-08-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

6CB3 9ED

Approval Rate

50%12mo

Development

low

26/1300/TTPO
T1 BEECH x 18ms tall - previously reduced - reduce back to previous pruning points, equating to an overall reduction of 1.5ms regrowth, to maintain crown size within dimension of small garden area,
Pending
26/00641/CONDA
Submission of details required by condition 3 (Management Plan) of planning permission 26/00641/FUL.
Pending
26/00797/CONDA
Submission of details required by condition 3 (HMO Management) of planning permission 26/00797/FUL.
Pending

View Planning Timeline