Rood Farm, Kingweston Road, Butleigh, Glastonbury, BA6 8TF

UPRN:250010953Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: A (92)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Rood Farm, Kingweston Road, Butleigh, Glastonbury, BA6 8TF

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£3,332,000

£2.67M - £4.00MLow

Estimate

£3.33M

Range

£2.67M – £4.00M

Rent Estimate (pcm)

£11,900

£11k - £13k

Monthly

£11,900

Yield

3.01%

Verdict

Derived from HomePortfolio scores

Rood Farm earns an INVESTIGATE rating with HP Score 61/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (6/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

14/ 100

Low

Walkability

6/ 100

Low

Transit & Bike

Transit 4Bike 18

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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

Economics

What happens to your money

Your assumptions

Purchase price£4,750,000

At the asking price

Monthly rent£11,900/mo

Evidenced range £10,700-£13,100

Interest rate5.4%

Loan to value75%

Cash required: £1,910,050
Net cash flow: -£7,793/mo
Cash on cash: -4.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.74 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£3,332,000

Rent Estimate (pcm)£11,900

Gross Yield3.01%

1y Growth-

3y Growth-3.0%

5y Growth+0.9%

10y Growth+2.1%

Last Sold Price£3,200,000 (2020-11-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BA6 8TF

Approval Rate

-12mo

Development

low

2026/2033/APP
Approval of details reserved by condition 7 (Nesting Bird Protection) and condition 9 (Biodiversity Enhancement) on planning consent 2023/1944/HSE (internal refurbishment and reconfiguration of dwelling and enhancement of external building fabric)
Pending
2026/1763/APP
Application for approval of details reserved by conditions 10 (Surface Water Drainage), 11 (Foul Water Drainage), 12 (Bin Storage) on planning consent/listed building consent 2018/2648/OTS
Pending
2026/1648/VRC
Variation/Removal of conditions 1 (Plans List Compliance) 2 (Materials- Submission of Schedule and Samples) 5 (Bicycle Storage) 6 (Electric Vehicle Charging Provision) on planning consent 2022/2489/REM (Application for approval of reserved matters(following outline approval 2018/2648/OTS for the erection of up to 32 dwellings with details of access only). Matters of Appearance/Landscaping/Layout/Scale to be determined. Discharge of condition 3 (reserved matters.))
Pending

View Planning Timeline

Ownership

Corporate Ownership70.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-11-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

24 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density-

Owner Occupied79%

Age Distribution

0-15 15%16-64 57%65+ 28%

View Area Profile

Schools Nearby

Butleigh Church of England Primary School
0.5 mi
Inspected as Butleigh Church of England Primary School (URN 123745) on 13 Jun 2023
Baltonsborough Church of England VC Primary School
1.9 mi
Inspected as Baltonsborough Church of England Voluntary Controlled Primary School (URN 123740) on 15 Nov 2023
Keinton Mandeville Primary School
2.4 mi
Good
Compton Dundon School
2.4 mi
Good

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Rood Farm Kingweston Road
-
£3.20M
-
Well House Kingweston Road
-
£1.85M
-
Well House Kingweston Road
-
£1.80M
-
Harepits Farm Kingweston Road
-
£495k
-

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