Rookery House, Old Street, Croscombe, Wells, BA5 3RL

UPRN:250074307Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: B (81)

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

Rookery House, Old Street, Croscombe, Wells, BA5 3RL

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£725,000

£653k - £798kMedium

Estimate

£725k

Range

£653k – £798k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

9.60%

Verdict

Derived from HomePortfolio scores

Rookery House earns an INVESTIGATE rating with HP Score 65/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (5/100). 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

65/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

5/ 100

Low

Transit & Bike

Transit 7Bike 17

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

estimate implies a 59% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£300,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,150-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £649/mo
Cash on cash: 8.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.37 - 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£725,000

Rent Estimate (pcm)£2,400

Gross Yield9.60%

1y Growth-

3y Growth-0.4%

5y Growth+1.7%

10y Growth+2.3%

Last Sold Price£580,000 (2020-07-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BA5 3RL

Approval Rate

-12mo

Development

low

2026/1859/HSE
Single storey rear extension, open front porch, loft conversion, glazed pergolas in the back garden, solar panels & air conditioning unit on new flat roof & new clay tiles to existing roof.
Pending
2026/1863/HDG
Hedgerow x10m will need to be temporarily removed for ongoing works.
Pending
2026/1531/LBC
installation of modest reversible air to air heating cooling in three rooms of the property
Pending

View Planning Timeline

Ownership

Corporate Ownership65.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-07-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density54 /km²

Owner Occupied78%

Age Distribution

0-15 14%16-64 56%65+ 30%

View Area Profile

Schools Nearby

Croscombe Church of England Primary School
0.3 mi
Inspected as Croscombe Church of England Primary School (URN 123829) on 31 Oct 2023
Bowlish Infant School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Horrington Primary School
2.0 mi
Requires improvement
Shepton Mallet Community Infants' School & Nursery
2.1 mi
Good

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

View All Schools

Comparables

View All

Thornhill Old Street
-
£455k
-
Rookery House Old Street
-
£580k
-
Bella Vista Old Street
-
£350k
-
Rookery House Old Street
-
£144k
-

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