Barn Lea, Holcot Road, Brixworth, Northampton, NN6 9BS

UPRN:28027033Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band EEPC: D (68)

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

Barn Lea, Holcot Road, Brixworth, Northampton, NN6 9BS

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£448,000

£425k - £470kHigh

Estimate

£448k

Range

£425k – £470k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

3.49%

Verdict

Derived from HomePortfolio scores

Barn Lea earns an INVESTIGATE rating with HP Score 73/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (65/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

65/ 100

Moderate

Transit & Bike

Transit 12Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -22.8% (HIGH), sold-comps -23.3%, £/sqft -23.3%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 28027033· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.9%· as of 20 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1600/mo (range 1450-1750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,274/mo, -80% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 45 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 3 Nov 2026
Risk & liquidity14.6/15
411 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£749/mo
Cash on cash: -4.9%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.86 - 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 28027033Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.9%Valuation edge · as of 20 Oct 2026
valuation_snapshotsrent estimate 1600/mo (range 1450-1750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1600/mo (range 1450-1750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 45 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£448,000

Rent Estimate (pcm)£1,600

Gross Yield3.49%

1y Growth-

3y Growth+0.5%

5y Growth+0.4%

10y Growth+2.8%

Last Sold Price£250,000 (2013-10-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2NN6 9BS

Approval Rate

100%12mo

Development

low

2026/4337/TCA
T1 1 mature leaning Conifer tree. Growing up against the neighbours house and alongside the customers house. To dismantle to ground level.
Pending
2026/3891/TPO
1 x Ash Tree remove dead and defective growth, crown reduce (width only) by up to 3m for safety and containment within property location.
Pending
2026/4037/TPO
The tree is a lime tree. The tree is massively overgrown and takes up 1/4 of the garden. Myself plus my neighbour who the tree hangs over into her garden would like the tree lopped and cut back as much as permitted please.
Pending

View Planning Timeline