1 Withey Cottages, Blackmoor, Langford, Bristol, BS40 5HW

UPRN:24058922Semi-Detached House1 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

1 Withey Cottages, Blackmoor, Langford, Bristol, BS40 5HW

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£393,000

£373k - £413kHigh

Estimate

£393k

Range

£373k – £413k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

3.74%

Verdict

Derived from HomePortfolio scores

1 Withey Cottages earns an INVESTIGATE rating with HP Score 60/100. Investment score 48/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (22/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

48/ 100

Mixed

Crime Score

24/ 100

Moderate

Walkability

22/ 100

Low

Transit & Bike

Transit 8Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM +2.0% (HIGH)] → 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 12 Oct 2026
- valuation_snapshotsestimate for 24058922· as of 12 Oct 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.78
- valuation_snapshotsrent estimate 1200/mo (range 1050-1300)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -872/mo, -73% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 98 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 2 Nov 2026
Risk & liquidity14.6/15
118 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

£289,000£442,500

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£385,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,050-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £126,050
Net cash flow: -£469/mo
Cash on cash: -4.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - 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 24058922Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1200/mo (range 1050-1300)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1200/mo (range 1050-1300)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 98 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£393,000

Rent Estimate (pcm)£1,200

Gross Yield3.74%

1y Growth-

3y Growth-2.7%

5y Growth+0.5%

10y Growth+2.1%

Last Sold Price£262,000 (2016-07-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BS40 5HW

Approval Rate

-12mo

Development

low

26/P/2133/LBC
Listed Building Consent for the localised alteration and reduction in height of existing stone boundary wall to create new pedestrian and vehicular access. Works include the formation and making good of new wall ends, with suitable existing stone reused wherever practicable.
Pending
26/P/1536/FUH
Proposed enlargement of the west side dormer and alteration and conversion of the existing garage together with internal alterations and replacement windows and doors. Reinstatement of the five bar front gate.
Approved
26/P/1501/FUH
Proposed erection of 2 no. dormer windows to the side elevations (1no. to each side) and erection of a single storey front porch. Construction of a new detached carport.
Approved

View Planning Timeline

Ownership

Corporate Ownership76.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2016-07-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

23 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,996

Population Density239 /km²

Owner Occupied67%

Age Distribution

0-15 19%16-64 59%65+ 22%

View Area Profile

Schools Nearby

Churchill Church of England Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wrington Church of England Primary School
1.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Burrington Church of England Primary School
1.5 mi
Report card2025
Ofsted no longer awards a single overall grade.
Churchill Academy & Sixth Form
1.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

1 Withey Cottages
-
£262k
-
1 Withey Cottages
-
£220k
-
1 Withey Cottages
-
£71k
-

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