25 Rectory Way, Yatton, Bristol, BS49 4HQ

UPRN:24051968Semi-Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band CEPC: D (68)

Data freshness:Listing· freshPrice Paid· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

25 Rectory Way, Yatton, Bristol, BS49 4HQ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£397,000

£378k - £417kHigh

Estimate

£397k

Range

£378k – £417k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

3.90%

Verdict

Derived from HomePortfolio scores

25 Rectory Way earns an INVESTIGATE rating with HP Score 74/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (68/100). 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

74/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

68/ 100

Moderate

Transit & Bike

Transit 11Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM -0.7% (HIGH), sold-comps -24.2%, £/sqft -24.2%] → measured edge +0.00pp 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 24051968· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.6%· as of 24 Oct 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.74
- valuation_snapshotsrent estimate 1300/mo (range 1150-1450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -862/mo, -66% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 139 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 30 Oct 2026
Risk & liquidity14.7/15
149 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

£300,000£460,000

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£399,950

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,150-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £131,283
Net cash flow: -£450/mo
Cash on cash: -4.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - 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

valuation_snapshotsestimate for 24051968Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.6%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1150-1450)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 1300/mo (range 1150-1450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 139 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. 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£397,000

Rent Estimate (pcm)£1,300

Gross Yield3.90%

1y Growth-16.4%

3y Growth+0.3%

5y Growth+1.5%

10y Growth+3.1%

Last Sold Price£196,750 (2013-03-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1BS49 4HQ

Approval Rate

-12mo

Development

low

26/P/2151/NMA
Non-material amendment to application 26/P/1388/FUH ( Demolition of the existing conservatory and partial demolition of the existing garage. Proposed erection of a single-storey rear extension and front porch,cladding to the front and rear elevations and alterations to the boundary fencing.) To allow for a window to be added to the South West elevation of the proposed rear extension.
Pending
26/P/2126/LBL
Certificate of Lawfulness for works to a Grade II Listed Building for the repair/replacement of any damaged flaunching as well as any minor areas of defective pointing with like-for-like lime mortar. Addition of 1no. small cowl per chimney pot to reduce any rain penetration. The cowls will be in the same original buff colour as the pots. The existing bishops style pots are to be retained and reinstated as they are now.
Pending
26/P/2098/FUH
Proposed erection of a single-storey front extension and conversion of the existing garage, together with the erection of a new detached garage to the front.
Pending

View Planning Timeline