Flat 2, Benedictine Court, 88 Benedict Street, Glastonbury, BA6 9EZ

UPRN:250058968Flat/Maisonette0 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: D (64)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 2, Benedictine Court, 88 Benedict Street, Glastonbury, BA6 9EZ

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

£114,000

£109k - £120kHigh

Estimate

£114k

Range

£109k – £120k

Rent Estimate (pcm)

£450

£400 - £500

Monthly

£450

Yield

3.86%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 70/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (85/100). 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 listingsOfcom Connected NationsMarket 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

70/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

51/ 100

Elevated

Walkability

85/ 100

Excellent

Transit & Bike

Transit 7Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead 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: the advert has 2 bedrooms but the valuation snapshot describes 0 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-1.6/15
claims [AVM -22.8% (HIGH), sold-comps -25.0%, £/sqft -25.0%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 250058968· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.76
- valuation_snapshotsrent estimate 450/mo (range 400-500)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -422/mo, -94% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 84 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 & liquidity14.7/15
145 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

£105,000£161,000

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£140,000

At the asking price

Monthly rent£450/mo

Evidenced range £400-£500

Interest rate5.4%

Loan to value75%

Cash required: £43,600
Net cash flow: -£161/mo
Cash on cash: -4.4%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.95 - 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 250058968Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 450/mo (range 400-500)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
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 450/mo (range 400-500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 84 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£114,000

Rent Estimate (pcm)£450

Gross Yield3.86%

1y Growth+7.6%

3y Growth-3.0%

5y Growth+0.9%

10y Growth+2.1%

Last Sold Price£105,000 (2025-08-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2BA6 9EZ

Approval Rate

100%12mo

Development

low

2026/2049/TCA
T1 - Mature Thorn - Crown Reduction
Pending
2026/2062/TCA
T1 - Grey Poplar - Removal
Pending
2026/2035/LBC
Proposed insertion of a conservation rooflight into single storey lean-to roof.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-08-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density-

Owner Occupied68%

Age Distribution

0-15 14%16-64 64%65+ 22%

View Area Profile

Schools Nearby

St Benedict's Church of England Voluntary Aided Junior School
0.2 mi
Good
Tor School
0.4 mi
Good
St John's Church of England Voluntary Controlled Infants School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Dunstan's School
0.5 mi
Good

0 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

112 Benedict Street
-
£282k
-
Benedictine Court Benedict Street
-
£105k
-
110 Benedict Street
-
£235k
-
Benedictine Court Benedict Street
-
£125k
-

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