Manor Farm, West Pennard, Glastonbury, BA6 8NQ

UPRN:250015716Detached House8 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (59)

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

Manor Farm, West Pennard, Glastonbury, BA6 8NQ

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

£834,000

£667k - £1.00MLow

Estimate

£834k

Range

£667k – £1.00M

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

7.27%

Verdict

Derived from HomePortfolio scores

Manor Farm earns an INVESTIGATE rating with HP Score 56/100. Investment score 41/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (9/100). 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

56/ 100

Mixed

Investment Score

41/ 100

Mixed

Crime Score

14/ 100

Low

Walkability

9/ 100

Low

Transit & Bike

Transit 20Bike 21

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 2 bedrooms but the valuation snapshot describes 8 - the UPRN's evidence is for a different home

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£495,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,650-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £164,550
Net cash flow: £406/mo
Cash on cash: 3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.80 - clears 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£834,000

Rent Estimate (pcm)£3,000

Gross Yield7.27%

1y Growth+237.9%

3y Growth-3.0%

5y Growth+0.9%

10y Growth+2.1%

Last Sold Price£232,000 (2024-12-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BA6 8NQ

Approval Rate

-12mo

Development

low

2026/1967/APP
Approval of details reserved by condition 7 (Materials - Submission of Schedule and Samples), 8 (Hard and Soft Landscaping), 9 (Biodiversity Gain Plan), 10 (Habitat Management and Monitoring Plan), 17 (Drainage- Foul), 18 (Surface Water Drainage System) on planning consent 2025/2199/FUL (Change of use of land for the sitting of 4 no. mobile homes & a tea room with associated landscaping.)
Pending
2026/1773/TPO
T1- English Oak M1387, Reduce lower lateral branches and pruning.
Pending
2026/0517/HSE
Erection of a single storey extension on the side elevation
Approved

View Planning Timeline

Ownership

Corporate Ownership70.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-12-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 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

West Pennard Church of England Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Millfield Preparatory School
2.2 mi
Inspected by ISI
Baltonsborough Church of England VC Primary School
2.6 mi
Inspected as Baltonsborough Church of England Voluntary Controlled Primary School (URN 123740) on 15 Nov 2023
Coxley Primary School
3.1 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

The Gate Barn Piltown
-
£205k
-
Manor Farm Piltown
-
£232k
-
Old School House Piltown
-
£450k
-
Manor Farm Piltown
-
£200k
-

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