Stress Cottage, Wells Road, Henton, Wells, BA5 1PD

UPRN:250056043Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: -EPC: E (46)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Stress Cottage, Wells Road, Henton, Wells, BA5 1PD

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£691,000

£657k - £726kHigh

Estimate

£691k

Range

£657k – £726k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

4.09%

Verdict

Derived from HomePortfolio scores

Stress Cottage earns an INVESTIGATE rating with HP Score 55/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (1/100). 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)Defra 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

55/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

15/ 100

Low

Walkability

1/ 100

Low

Transit & Bike

Transit 5Bike 15

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM +2.3% (HIGH)] → 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
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 250056043· as of 12 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.77
- valuation_snapshotsrent estimate 2300/mo (range 2050-2550)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,287/mo, -56% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 132 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 2 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,050-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£686/mo
Cash on cash: -3.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.01 - 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

valuation_snapshotsestimate for 250056043Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2300/mo (range 2050-2550)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 2300/mo (range 2050-2550)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 132 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. 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£691,000

Rent Estimate (pcm)£2,300

Gross Yield4.09%

1y Growth+16.2%

3y Growth-0.4%

5y Growth+1.7%

10y Growth+2.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

5BA5 1PD

Approval Rate

33.3%12mo

Development

low

2026/1771/HSE
Erection of 3no. verandahs on rear elevation. (amended red line around the application site, drawing 001 A and 003 B received 15.10.26)
Pending
2026/1580/FUL
Change of use from holiday let to single dwelling & associated garden.
Pending
2026/1577/VRC
Variation of condition 2 (Plans List) to raise roof to accommodate a mezzanine floor and include a basement, on consent 2024/0550/HSE (Construction of a new single storey rear extension to house swimming pool, creation of a new first storey and a two storey rear extension at the eastern end of the host property) previously varied on application 2024/1842/VRC.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density85 /km²

Owner Occupied75%

Age Distribution

0-15 15%16-64 54%65+ 31%

View Area Profile

Schools Nearby

Wookey Primary School
1.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Lawrence's CofE Primary School
2.2 mi
Good
Coxley Primary School
2.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Cuthbert's Church of England Academy Infants and Pre-School
3.2 mi
Good

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

View All Schools

Comparables

View All

Rose Cottage
-
£293k
-
School House
-
£585k
-
Riverside
-
£600k
-
Hunters Lodge
-
£585k
-

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