Flat 3, 15 Harris Close, Frome, BA11 5JY

UPRN:250064568Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (77)

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

Flat 3, 15 Harris Close, Frome, BA11 5JY

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£171,000

£162k - £179kHigh

Estimate

£171k

Range

£162k – £179k

Rent Estimate (pcm)

£400

£350 - £450

Monthly

£400

Yield

2.91%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 75/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (64/100). 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 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

53/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

64/ 100

Moderate

Transit & Bike

Transit 22Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 31 Oct 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 +3.6% (HIGH), sold-comps +11.3%, £/sqft +11.3%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 250064568· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 12.2%· as of 19 Oct 2026
Rental economics0/40
gross yield 2.9%; range width penalty ×0.70
- valuation_snapshotsrent estimate 400/mo (range 350-450)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -550/mo, -138% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 31 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 239 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 31 Oct 2026
Risk & liquidity14.7/15
432 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

£123,500£189,500

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£164,900

At the asking price

Monthly rent£400/mo

Evidenced range £350-£450

Interest rate5.4%

Loan to value75%

Cash required: £51,568
Net cash flow: -£280/mo
Cash on cash: -6.5%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.72 - 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 250064568Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 12.2%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 400/mo (range 350-450)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 31 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 400/mo (range 350-450)
Stress margin needs verification before you rely on it
service charge / ground rent from 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. 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.
3. 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£171,000

Rent Estimate (pcm)£400

Gross Yield2.91%

1y Growth-

3y Growth-2.5%

5y Growth-0.7%

10y Growth+3.2%

Last Sold Price£130,950 (2006-12-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BA11 5JY

Approval Rate

-12mo

Development

low

2026/2081/HSE
Erection of single-storey double garage and workshop annexe extension.
Pending
2026/2036/LBC
Installation of combined defibrillator and bleed kit cabinet to external wall of Nationwide Building Society branch.
Pending
2026/2025/TCA
T1- Cherry. Remove to ground level, T2- Cypress. Remove to ground level.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.1%
Overseas OwnershipNo
Lease Term Remaining104 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-12-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density5,423 /km²

Owner Occupied62%

Age Distribution

0-15 26%16-64 63%65+ 11%

View Area Profile

Schools Nearby

Hayesdown First School
0.4 mi
Good
Fromefield Manor School
0.4 mi
Good
St John's Church of England Voluntary Aided First School, Frome
0.5 mi
Requires improvementConcerns
Selwood Academy
0.5 mi
Good

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

View All Schools

Comparables

View All

26 Harris Close
-
£182k
-
26 Harris Close
-
£155k
-
9 Harris Close
-
£350k
-
30 Harris Close
-
£215k
-

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