87 Bristol Road, Gloucester, GL1 5SN

UPRN:200004478874Terrace Property8 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: D (62)

Data freshness:Listing· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£537,000

£510k - £564kHigh

Estimate

£537k

Range

£510k – £564k

Rent Estimate (pcm)

£3,800

£4k - £4k

Monthly

£3,800

Yield

9.12%

Verdict

Derived from HomePortfolio scores

87 Bristol Road earns an INVESTIGATE rating with HP Score 80/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (74/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

74/ 100

High

Transit & Bike

Transit 28Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 11 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +6.9% (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 14 Nov 2026
- valuation_snapshotsestimate for 200004478874· as of 14 Nov 2026
Rental economics31.7/40
gross yield 9.1%; range width penalty ×0.96
- valuation_snapshotsrent estimate 3800/mo (range 3550-4000)· as of 14 Nov 2026· verify before relying on this
Stress margin14.6/30
stressed cash flow +554/mo, +15% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 86 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 11 Nov 2026
Risk & liquidity14.6/15
399 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 sensitivityScores 80+ up to £387,500

£375,000£575,000

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£500,000

At the asking price

Monthly rent£3,800/mo

Evidenced range £3,550-£4,000

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: £943/mo
Cash on cash: 6.8%
Score at this price: 61

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.25 - clears 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 200004478874Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 3800/mo (range 3550-4000)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 3800/mo (range 3550-4000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 86 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. Set your walk-away price before viewing - above £387,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£537,000

Rent Estimate (pcm)£3,800

Gross Yield9.12%

1y Growth+110.7%

3y Growth+0.4%

5y Growth+1.9%

10y Growth+3.2%

Last Sold Price£295,000 (2014-10-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2GL1 5SN

Approval Rate

0%12mo

Development

low

26/00966/CONDIT
Details submitted to discharge Conditions 4 (Cycle Parking) of permission reference 25/00961/FUL, Revised site plan showing the location and details of the secure bike locker
Pending
26/00967/ADV
Display of 1no. halo-illuminated fascia sign to the front elevation and 1no. non-illuminated fascia sign to the side elevation.
Pending
26/00904/FUL
Alteration to existing single storey rear extension to form a consistent single flat roof, installation of 2no. flat roof windows and raising the cill of a window on the side elevation.
Pending

View Planning Timeline