12 Nippors Way, Winscombe, BS25 1HF

UPRN:24122887Semi-Detached House2 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band BEPC: C (74)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£300,000

£285k - £315kHigh

Estimate

£300k

Range

£285k – £315k

Rent Estimate (pcm)

£850

£750 - £950

Monthly

£850

Yield

3.40%

Verdict

Derived from HomePortfolio scores

12 Nippors Way earns an INVESTIGATE rating with HP Score 76/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (57/100). 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

76/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

57/ 100

Moderate

Transit & Bike

Transit 10Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 Nov 2026

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

Valuation edge2.5/15
claims [AVM +0.0% (HIGH), sold-comps +9.1%, £/sqft +9.2%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 24122887· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21%· as of 6 Nov 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.73
- valuation_snapshotsrent estimate 850/mo (range 750-950)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -771/mo, -91% 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: 1 price cut(s), 395 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
72 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

£225,000£345,000

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£299,950

At the asking price

Monthly rent£850/mo

Evidenced range £750-£950

Interest rate5.4%

Loan to value75%

Cash required: £96,283
Net cash flow: -£424/mo
Cash on cash: -5.3%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.84 - 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 24122887Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 850/mo (range 750-950)Rental economics · as of 12 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 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 850/mo (range 750-950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 395 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£300,000

Rent Estimate (pcm)£850

Gross Yield3.40%

1y Growth-

3y Growth+2.3%

5y Growth+4.3%

10y Growth+5.0%

Last Sold Price£170,000 (2014-06-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS25 1HF

Approval Rate

-12mo

Development

low

26/P/2118/FUL
Change of use from guest accommodation at Queensmead Court to create 1no. residential dwelling
Pending
26/P/2115/FUH
Proposed erection of a detached garage with habitable space above to the East of the dwelling with associated expansion of hardstanding.
Pending
26/P/2010/FUH
Proposed demolition of an existing attached garage and erection of a two-storey side extension. Alteration to fenestration and expansion of front hardstanding.
Pending

View Planning Timeline

Ownership

Corporate Ownership77.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-06-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,996

Population Density-

Owner Occupied74%

Age Distribution

0-15 16%16-64 49%65+ 35%

View Area Profile

Schools Nearby

Winscombe Primary School
0.3 mi
Inspected as Winscombe Primary School (URN 109101) on 12 Oct 2017
Sidcot School
0.6 mi
Inspected by ISI
Sandford Primary School
1.3 mi
Good
Shipham Church of England First School
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

8 Nippors Way
-
£275k
-
The Stable Nippors Way
-
£208k
-
9 Nippors Way
-
£370k
-
Woodborough Mews, 7 Nippors Way
-
£15k
-

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