Gardeners Farm, Whatley, Frome, BA11 3JX

UPRN:250055467Detached HouseBeds -Built before 1900

FreeholdCouncil Tax: Band GEPC: D (64)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Gardeners Farm, Whatley, Frome, BA11 3JX

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

£869,000

£695k - £1.04MLow

Estimate

£869k

Range

£695k – £1.04M

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

3.12%

Verdict

Derived from HomePortfolio scores

Gardeners Farm earns an INVESTIGATE rating with HP Score 57/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (12/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

25/ 100

Moderate

Walkability

12/ 100

Low

Transit & Bike

Transit 20Bike 22

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [sold-comps -214.9%, £/sqft -214.5%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%· as of 27 Oct 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.77
- valuation_snapshotsrent estimate 3250/mo (range 2900-3600)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,015/mo, -93% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 68 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 & liquidity9.2/15
432 sales/12mo in area; valuation range width 40%
- 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £2,900-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,969/mo
Cash on cash: -5.3%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.77 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 3250/mo (range 2900-3600)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 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 3250/mo (range 2900-3600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 68 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. 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£869,000

Rent Estimate (pcm)£3,250

Gross Yield3.12%

1y Growth-

3y Growth-2.5%

5y Growth-0.7%

10y Growth+3.2%

Last Sold Price£740,000 (2011-05-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BA11 3JX

Approval Rate

-12mo

Development

low

2025/2204/AGB
Application for prior notification of an extension to an existing agricultural building.
Approved
2025/1863/AGB
Application for prior notification of agricultural development for a proposed building.
Approved
2025/1333/CLP
Certificate of lawfulness of proposed development: the demolition of flat roof canopy & porch, erection of partly covered pergola to the rear of the dwelling, replacement flat roofs, removal of hanging tiles & replacement with vertical timber boarding, render finish to walls of recon stone & minor internal & external alterations.
Rejected

View Planning Timeline

Ownership

Corporate Ownership66.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-05-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density38 /km²

Owner Occupied73%

Age Distribution

0-15 16%16-64 56%65+ 28%

View Area Profile

Schools Nearby

Nunney First School
1.3 mi
-
Mells Church First School
1.4 mi
Inspected as Mells Church of England First School (URN 123767) on 13 Oct 2021
Critchill Special School
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Trinity Church of England First School
1.6 mi
Inspected as Trinity Church of England First School (URN 123758) on 13 Sep 2023

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

View All Schools

Comparables

View All

Keepers Cottage
-
£575k
-
Gardeners Farm
-
£740k
-
Keepers Cottage
-
£360k
-
Linden Mead
-
£180k
-

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