1A Goolden Street, Bristol, BS4 3BB

UPRN:238814Converted Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band AEPC: D (65)

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

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£221,000

£210k - £232kHigh

Estimate

£221k

Range

£210k – £232k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

6.95%

Verdict

Derived from HomePortfolio scores

1A Goolden Street earns an INVESTIGATE rating with HP Score 79/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (89/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

79/ 100

Strong

Investment Score

57/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

89/ 100

Excellent

Transit & Bike

Transit 31Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +14.0% (HIGH), sold-comps +13.6%, £/sqft +13.5%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 238814· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%· as of 24 Oct 2026
Rental economics15.6/40
gross yield 6.9%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1100/mo (range 1050-1150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -123/mo, -11% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 33 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
512 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

£142,500£218,500

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£190,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,050-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £59,600
Net cash flow: £120/mo
Cash on cash: 2.4%
Score at this price: 33

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.72 - 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 238814Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 1100/mo (range 1050-1150)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
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 1100/mo (range 1050-1150)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£221,000

Rent Estimate (pcm)£1,100

Gross Yield6.95%

1y Growth-

3y Growth+3.3%

5y Growth+4.2%

10y Growth+4.3%

Last Sold Price£152,500 (2020-01-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS4 3BB

Approval Rate

-12mo

Development

low

26/13642/CP
Application for a Lawful Development Certificate for a Proposed use or development - 3m depth single storey rear extension - use class C3.
Approved
26/13524/NMA
Application for a Non-Material Amendment following a Grant of Planning Permission 26/12084/X - Application for Removal or Variation of Condition No's 6, 7, 8, 9, 10, 12, 13, 14, 15, 16, 17, 18, 19, 23, 24, 25, 26, 28, 32 & 58 as well as addition of Phasing Plan condition following Grant of Planning Permission 24/04568/F - Demolition of existing building and redevelopment for purpose-built student accommodation (sui generis) and flexible commercial space (Class E/Class F.1) with servicing arrangements and associated works. Amendments sought remove the additional noise abatement measures, comprising the removal of winter gardens, secondary glazing, high mass external wall constructions and full mechanical ventilation and secondary glazing on all elevations.
Approved
26/13496/COND
Application for approval of details reserved by condition 6 (Landscape and Ecological Management Plan (LEMP)) of permission 22/06015/FB - Engineering works to enable the Temple Island site for further development, comprising of remediation, structural fill and installation of utilities infrastructure. This comprises of the following works: Site remediation: remediation to reduce the risk of contaminative sources impacting the adjacent River Avon. Structural fill: raising the site levels using imported structural fill material in order to address existing variations in levels on the site. Utilities infrastructure: the diversion and installation of a suite of utility services and drainage for the site. (Major)
Pending

View Planning Timeline

Ownership

Corporate Ownership82.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-01-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,051

Population Density10,394 /km²

Owner Occupied57%

Age Distribution

0-15 17%16-64 77%65+ 6%

View Area Profile

Schools Nearby

Hillcrest Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Cleve House School
0.4 mi
Inspected by ISI
St Philips Marsh Nursery School and Barton Hill Childrens Centre/Cashmore Early Years Centre
0.5 mi
Good
Oasis Academy Temple Quarter
0.5 mi
Report card2025
Ofsted no longer awards a single overall grade.

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 Goolden Street
-
£205k
-
12 Goolden Street
-
£449k
-
10 Goolden Street
-
£167k
-
26 Goolden Street
-
£495k
-

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