4 Treetops, Woodside, Chilworth, Southampton, SO16 7LB

UPRN:200010017260Detached House7 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band GEPC: C (80)

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

4 Treetops, Woodside, Chilworth, Southampton, SO16 7LB

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,662,000

£1.58M - £1.75MHigh

Estimate

£1.66M

Range

£1.58M – £1.75M

Rent Estimate (pcm)

£7,800

£7k - £8k

Monthly

£7,800

Yield

5.85%

Verdict

Derived from HomePortfolio scores

4 Treetops earns an INVESTIGATE rating with HP Score 58/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (24/100). 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

58/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

24/ 100

Low

Transit & Bike

Transit 6Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0.4/15
claims [AVM +3.7% (HIGH), sold-comps +0.4%, £/sqft +0.4%] → measured edge +0.07pp 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 200010017260· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 19.6%· as of 24 Oct 2026
Rental economics5.9/40
gross yield 5.9%; range width penalty ×0.87
- valuation_snapshotsrent estimate 7800/mo (range 7150-8450)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,147/mo, -15% 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), 150 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
541 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

£1,200,000£1,840,000

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£1,600,000

At the asking price

Monthly rent£7,800/mo

Evidenced range £7,150-£8,450

Interest rate5.4%

Loan to value75%

Cash required: £587,050
Net cash flow: -£0/mo
Cash on cash: -0.0%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.44 - 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 200010017260Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 19.6%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 7800/mo (range 7150-8450)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · 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 7800/mo (range 7150-8450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 150 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. 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£1,662,000

Rent Estimate (pcm)£7,800

Gross Yield5.85%

1y Growth-

3y Growth+1.9%

5y Growth+2.8%

10y Growth+3.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2SO16 7LB

Approval Rate

-12mo

Development

low

26/02479/TPOS
(T1) Lawsons cypress - Tree has a codominant stem union approximately 1 metre above ground level, forming a tight compression fork - Dismantle to ground level and replace with suitably sized alternative species T2, T3 and T4 are dead Scots Pine trees located within a narrow raised bed containing established mature trees - Fell to ground level
Pending
26/02458/DDTPO
(T1) Liquid amber - Section fell
Pending
26/02426/FULLS
First floor extension, loft conversion including dormers, roof lights and balconies, erection of detached garage and annexe
Pending

View Planning Timeline