Flat 4, 12 Sadler Street, Wells, BA5 2SE

UPRN:250014767Flat/Maisonette3 bedsBuilt before 1900

LeaseholdCouncil Tax: Band CEPC: E (49)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 4, 12 Sadler Street, Wells, BA5 2SE

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£278,000

£264k - £292kHigh

Estimate

£278k

Range

£264k – £292k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

5.79%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 68/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (82/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket 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

68/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

54/ 100

Elevated

Walkability

82/ 100

High

Transit & Bike

Transit 20Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +3.1% (HIGH), sold-comps +6.4%, £/sqft +6.4%] → 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 250014767· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.1%· as of 28 Oct 2026
Rental economics5.6/40
gross yield 5.8%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1300/mo (range 1200-1400)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -311/mo, -24% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 118 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 4 Nov 2026
Risk & liquidity14.6/15
221 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

£202,000£310,000

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£269,500

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £85,625
Net cash flow: -£10/mo
Cash on cash: -0.1%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - clears 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 250014767Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.1%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1200-1400)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 1300/mo (range 1200-1400)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£278,000

Rent Estimate (pcm)£1,300

Gross Yield5.79%

1y Growth-

3y Growth-0.4%

5y Growth+1.7%

10y Growth+2.3%

Last Sold Price£199,950 (2021-08-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BA5 2SE

Approval Rate

-12mo

Development

low

2026/2107/HSE
Loft conversion at rear with flat roof dormer & rooflights to front
Pending
2026/2118/APP
Application for approval of details reserved by conditions 3 (Materials-Submission of schedules and samples), 4 (Saddlestones-submission of details) on consent 2026/1181/LBC
Pending
2026/2069/APP
Application for approval of details reserved by conditions 3 (Materials-Submission of schedules and samples), 4 (Saddlestones-submission of details), on planning consent 2026/1180/FUL.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-08-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density-

Owner Occupied64%

Age Distribution

0-15 12%16-64 52%65+ 36%

View Area Profile

Schools Nearby

St Joseph and St Teresa Catholic Primary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Wells Cathedral School
0.2 mi
Inspected by ISI
The Blue School
0.3 mi
Good
Stoberry Park School
0.4 mi
Inspected as Stoberry Park School (URN 132227) on 25 Jan 2024

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

View All Schools

Comparables

View All

12 Sadler Street
-
£220k
-
14 Sadler Street
-
£149k
-
12 Sadler Street
-
£200k
-
12 Sadler Street
-
£195k
-

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