Willow Lodge, 1 Station Road, Flax Bourton, Bristol, BS48 1UA

UPRN:24132218Detached House4 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band FEPC: D (58)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Willow Lodge, 1 Station Road, Flax Bourton, Bristol, BS48 1UA

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

£730,000

£657k - £803kMedium

Estimate

£730k

Range

£657k – £803k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

4.34%

Verdict

Derived from HomePortfolio scores

Willow Lodge earns an INVESTIGATE rating with HP Score 65/100. Investment score 46/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (23/100). 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 NationsMarket 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

65/ 100

Mixed

Investment Score

46/ 100

Mixed

Crime Score

11/ 100

Low

Walkability

23/ 100

Low

Transit & Bike

Transit 7Bike 41

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 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 +11.0% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 24132218· as of 9 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.73
- valuation_snapshotsrent estimate 2350/mo (range 2100-2650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,145/mo, -49% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 88 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 31 Oct 2026
Risk & liquidity12.8/15
273 sales/12mo in area; valuation range width 20%
- 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,100-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£567/mo
Cash on cash: -3.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.07 - 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 24132218Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2350/mo (range 2100-2650)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 2350/mo (range 2100-2650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 88 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. 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£730,000

Rent Estimate (pcm)£2,350

Gross Yield4.34%

1y Growth-

3y Growth-0.4%

5y Growth+1.1%

10y Growth+2.4%

Last Sold Price£440,000 (2016-05-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1BS48 1UA

Approval Rate

100%12mo

Development

low

26/P/2140/FUH
Proposed Attic conversion to include Velux Cabrio balcony roof window to the rear roof slope.
Pending
26/P/1622/TEN
Notification under Regulation 5 of the Electronic Communications Code of the intention to install fixed line broadband apparatus comprising of the installation of 1no. 10m light wooden pole. THIS IS NOT A PLANNING APPLICATION.
Approved
26/P/1565/AOC
Request to discharge condition 4 (Arboricultural Monitoring Reports) on application 23/P/0463/FUL.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-05-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

28 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,996

Population Density-

Owner Occupied84%

Age Distribution

0-15 21%16-64 57%65+ 22%

View Area Profile

Schools Nearby

Flax Bourton Church of England Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Backwell Church of England Junior School
1.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Backwell School
1.4 mi
Good
West Leigh Infant School
1.9 mi
Good

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

View All Schools

Comparables

View All

Applegarth Station Road
-
£955k
-
Old School House Station Road
-
£340k
-
Broomgates Station Road
-
£630k
-
Warren Cottage Station Road
-
£500k
-

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