5 Tilling Road, Bristol, BS10 5AQ

UPRN:22193Mid Terrace House3 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band BEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

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

£348,000

£330k - £365kHigh

Estimate

£348k

Range

£330k – £365k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

7.39%

Verdict

Derived from HomePortfolio scores

5 Tilling Road earns an INVESTIGATE rating with HP Score 52/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (56/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

52/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

96/ 100

Elevated

Walkability

56/ 100

Moderate

Transit & Bike

Transit 34Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 3 Nov 2026

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

Valuation edge2.5/15
claims [AVM -2.6% (HIGH), sold-comps +10.5%, £/sqft +10.4%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 22193· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.6%· as of 4 Nov 2026
Rental economics18.6/40
gross yield 7.4%; range width penalty ×0.97
- valuation_snapshotsrent estimate 2200/mo (range 2100-2350)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -19/mo, -1% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 38 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 3 Nov 2026
Risk & liquidity14.6/15
248 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 70+ up to £268,000

£268,000£410,500

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£357,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,100-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £116,250
Net cash flow: £318/mo
Cash on cash: 3.3%
Score at this price: 36

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.83 - 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 22193Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.6%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2200/mo (range 2100-2350)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 2200/mo (range 2100-2350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 38 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 £268,000 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£348,000

Rent Estimate (pcm)£2,200

Gross Yield7.39%

1y Growth-

3y Growth+1.5%

5y Growth+4.0%

10y Growth+4.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS10 5AQ

Approval Rate

-12mo

Development

low

26/13633/VD
5 Day Notice: Sycamore (dangerous) - Fell (TPO 399)
Conditions
26/13577/H
Retrospective application for a single-storey rear extension and front entrance porch as constructed, together with proposed new boundary walls.
Pending
26/13438/H
Loft conversion with roof lights and rear glazing.
Pending

View Planning Timeline

Ownership

Corporate Ownership86.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,051

Population Density-

Owner Occupied52%

Age Distribution

0-15 16%16-64 73%65+ 11%

View Area Profile

Schools Nearby

Horfield Church of England Primary School
0.3 mi
Inspected as Horfield Church of England Primary School (URN 109143) on 16 Apr 2024
St Teresa's Catholic Primary School
0.5 mi
GoodConcerns
Orchard School Bristol
0.5 mi
-
Filton Avenue Nursery School
0.6 mi
-

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

49 Tilling Road
-
£372k
-
11 Tilling Road
-
£308k
-
9 Tilling Road
-
£249k
-
29 Tilling Road
-
£239k
-

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