8 Thistley Court, Grimethorpe, Barnsley, S72 7AZ

UPRN:2007003000Detached House4 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band CEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

8 Thistley Court, Grimethorpe, Barnsley, S72 7AZ

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

19 of 21 sources

Sale Estimate

£289,000

£274k - £303kHigh

Estimate

£289k

Range

£274k – £303k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

5.36%

Verdict

Derived from HomePortfolio scores

8 Thistley Court earns an AVOID rating with HP Score 61/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. 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)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

61/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

24/ 100

Low

Transit & Bike

Transit 34Bike 33

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 edge2.5/15
claims [AVM +3.1% (HIGH), sold-comps +11.7%, £/sqft +11.7%] → measured edge +0.50pp 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 13 Oct 2026
- valuation_snapshotsestimate for 2007003000· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.2%· as of 22 Oct 2026
Rental economics2.5/40
gross yield 5.4%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1250/mo (range 1150-1350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -393/mo, -31% 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: 1 price cut(s), 97 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
278 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

£210,000£322,000

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£280,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: -£80/mo
Cash on cash: -1.1%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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 2007003000Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.2%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 1250/mo (range 1150-1350)Rental economics · as of 13 Oct 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 1250/mo (range 1150-1350)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 97 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£289,000

Rent Estimate (pcm)£1,250

Gross Yield5.36%

1y Growth-

3y Growth+3.3%

5y Growth+3.5%

10y Growth+5.3%

Last Sold Price£150,000 (2015-10-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0S72 7AZ

Approval Rate

-12mo

Development

low

2026/0799
Outline application for the erection of 6 town houses (access and layout only).
Pending
2025/0744
Erection of 5 dwellings (2 pairs of semi-detached houses and 1 detached bungalow)
Pending
2025/0724
Application for a lawful development certificate for change of use from C3 dwelling to C2.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.3%
Overseas OwnershipNo
Lease Term Remaining9 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-10-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,359

Population Density452 /km²

Owner Occupied51%

Age Distribution

0-15 21%16-64 64%65+ 15%

View Area Profile

Schools Nearby

Milefield Primary School
0.3 mi
Good
Ladywood Primary School
0.8 mi
Inspected as Ladywood Primary School (URN 106618) on 5 Oct 2023
Outwood Academy Shafton
0.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Brierley Church of England Voluntary Controlled Primary School
1.0 mi
Good

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Thistley Court
-
£200k
-
5 Thistley Court
-
£218k
-
8 Thistley Court
-
£150k
-
1 Thistley Court
-
£130k
-

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