Golden Valley Farm, Water Lane, Charlton Horethorne, Sherborne, DT9 4NX

UPRN:30009374Detached House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band FEPC: C (72)

Data freshness:Price Paid· freshPlanning· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Golden Valley Farm, Water Lane, Charlton Horethorne, Sherborne, DT9 4NX

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,460,000

£1.17M - £1.75MLow

Estimate

£1.46M

Range

£1.17M – £1.75M

Rent Estimate (pcm)

£4,650

£4k - £5k

Monthly

£4,650

Yield

3.49%

Verdict

Derived from HomePortfolio scores

Golden Valley Farm earns an INVESTIGATE rating with HP Score 56/100. Investment score 40/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (4/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

56/ 100

Mixed

Investment Score

40/ 100

Mixed

Crime Score

14/ 100

Low

Walkability

4/ 100

Low

Transit & Bike

Transit 2Bike 14

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.5%; range width penalty ×0.71
- valuation_snapshotsrent estimate 4650/mo (range 4100-5250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,462/mo, -74% 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 30 Oct 2026
Risk & liquidity9.2/15
255 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,600,000

At the asking price

Monthly rent£4,650/mo

Evidenced range £4,100-£5,250

Interest rate5.4%

Loan to value75%

Cash required: £587,050
Net cash flow: -£2,181/mo
Cash on cash: -4.5%
Score at this price: -

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_snapshotsrent estimate 4650/mo (range 4100-5250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4650/mo (range 4100-5250)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,460,000

Rent Estimate (pcm)£4,650

Gross Yield3.49%

1y Growth-56.0%

3y Growth-3.5%

5y Growth-0.0%

10y Growth+2.7%

Last Sold Price£3,516,370 (2023-10-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3DT9 4NX

Approval Rate

-12mo

Development

low

26/02551/HOU
Proposed Front, Side and Rear Single Storey Flat Roofed Extensions with Internal Alterations. Photovoltaic Solar Panels to the East Elevation Roof, Installation of a Ground Mounted Air Source Heat Pump and Air Conditioning Unit.
Pending
26/02348/HOU
Installation of 16 solar panels by Good Energy. Panels will be in two rows and cover most of the front roof of the house.
Pending
26/02230/HOU
Demolition of a Conservatory and erection of two ground floor extensions and a first floor extension
Pending

View Planning Timeline

Ownership

Corporate Ownership69.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-10-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density40 /km²

Owner Occupied82%

Age Distribution

0-15 12%16-64 53%65+ 35%

View Area Profile

Schools Nearby

Charlton Horethorne Church of England Primary School
0.6 mi
Good
Marchant Holliday School
2.0 mi
Outstanding
Horsington Church School
2.2 mi
Inspected as Horsington Church of England Primary School (URN 123763) on 12 Oct 2009
North Cadbury Church of England Primary School
2.9 mi
Good

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

View All Schools

Comparables

View All

Gunville Farm Water Lane
-
£1.60M
-
Charlton Horethorne House Water Lane
-
£3.10M
-
Golden Valley Farm Water Lane
-
£3.52M
-
Larch House Water Lane
-
£975k
-

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