25 Dabinett Drive, Sandford, Winscombe, BS25 5AF

UPRN:24147395Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: B (85)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

25 Dabinett Drive, Sandford, Winscombe, BS25 5AF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

25 Dabinett Drive earns an INVESTIGATE rating with HP Score 71/100. Crime intensity is low. Walkability is limited (29/100). 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 coverageHM 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

No data

Crime Score

16/ 100

Moderate

Walkability

29/ 100

Low

Transit & Bike

Transit 6Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (no market estimate available)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9/15
72 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
no market estimate available
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
no market estimate available
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-23.7%

3y Growth+2.3%

5y Growth+4.3%

10y Growth+5.0%

Last Sold Price£503,000 (2019-09-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2BS25 5AF

Approval Rate

100%12mo

Development

low

26/P/1962/AOC
Request to Discharge Condition 8 (Construction Method Statement) on Application 24/P/2183/FUL.
Pending
26/P/1966/TPO
T1 oak - Crown lift to give 3m clearance beneath by removal of tertiary minor branches only - Reduce back length of 2x lateral end weight loaded limbs to upper and mid crown SW by up to 3m - Mulch with seasoned woodchip entire area beneath canopy spread to a depth of 75mm.
Pending
26/P/1867/LDP
Certification of Lawful Development for the partial garage conversion to form a home office.
Pending

View Planning Timeline

Ownership

Corporate Ownership77.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-09-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,996

Population Density-

Owner Occupied82%

Age Distribution

0-15 15%16-64 51%65+ 34%

View Area Profile

Schools Nearby

Sandford Primary School
0.1 mi
Good
Churchill Academy & Sixth Form
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Winscombe Primary School
1.1 mi
Inspected as Winscombe Primary School (URN 109101) on 12 Oct 2017
Sidcot School
1.5 mi
Inspected by ISI

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

95 Dabinett Drive
-
£375k
-
73 Dabinett Drive
-
£560k
-
51 Dabinett Drive
-
£343k
-
49 Dabinett Drive
-
£528k
-

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