21 Woodland Lea, Helpston, Peterborough, PE6 7EF

UPRN:100090232437Detached Bungalow2 bedsBuilt -

FreeholdCouncil Tax: -EPC: D (59)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 4mo agoEPC· freshRisk· 3mo agoCrime· 2mo agoConnectivity· 3mo agoSchools· 3mo agoAmenities· 3mo agoArea· Census 2021

21 Woodland Lea, Helpston, Peterborough, PE6 7EF

HP Score

/ 100

Strong

Verdict

yesterday

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

Medium

Sale Estimate

£300,000

£285k - £315kHigh

Estimate

£300k

Range

£285k – £315k

Rent Estimate (pcm)

£1,250

£1k - £1kMedium

Monthly

£1,250

Yield

3.48%

AI Verdict

Derived from HomePortfolio scores

AI summary

21 Woodland Lea earns a INVESTIGATE rating with HP Score 64/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). Flood risk is rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

64/ 100

Moderate

Investment Score

53/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

8/ 100

Low

Transit & Bike

Low

Real Data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 15 Sept 2026

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

Valuation edge0/40
claims [AVM -16.7% (HIGH)] → consensus -16.7% → credited 0.0% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 100090232437· as of 12 Aug 2026
Rental economics0/30
gross yield 4.3%; range width penalty ×0.88
- zoopla_valuationsrent estimate 1250/mo (range 1150-1350)· as of 12 Aug 2026· verify before relying on this
Seller motivation0/20
0 price cut(s), 13 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 15 Sept 2026
Risk & liquidity9.8/10
403 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£316/mo
Cash on cash: -3.3%
Score at this price: 10

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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

zoopla_valuationsestimate for 100090232437Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 1250/mo (range 1150-1350)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 15 Sept 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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 discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
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£300,000

Rent Estimate (pcm)£1,250

Gross Yield3.48%

1y Growth-

3y Growth+1.5%

5y Growth+2.2%

10y Growth+3.7%

Last Sold Price£145,000 (2011-05-04)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence3
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1PE6 7EF

Approval Rate

100%12mo

Development

low

26/00076/HHFUL
Single storey rear extension
Approved

View Planning Timeline

Ownership

Corporate Ownership62%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-05-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£31,062

Population Density74 /km²

Owner Occupied83%

Age Distribution

0-15 20%16-64 58%65+ 22%

View Area Profile

Schools Nearby

John Clare Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Arthur Mellows Village College
2.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Peakirk-Cum-Glinton Cofe Primary Academy
2.3 mi
Requires improvement
Barnack CofE (Controlled) Primary School
2.6 mi
Good

2 of 14 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

30 Woodland Lea
-
£236k
-
25 Woodland Lea
-
£385k
-
28 Woodland Lea
-
£250k
-
14 Woodland Lea
-
£275k
-

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