Foresters Arms Flat, Foresters Arms, Holywell, East Coker, Yeovil, BA22 9NF

UPRN:30038062Detached Property5 bedsBuilt 1983-1990

FreeholdCouncil Tax: -EPC: D (58)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Foresters Arms Flat, Foresters Arms, Holywell, East Coker, Yeovil, BA22 9NF

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£550,000

£523k - £578kHigh

Estimate

£550k

Range

£523k – £578k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

3.89%

Verdict

Derived from HomePortfolio scores

Foresters Arms Flat earns an INVESTIGATE rating with HP Score 64/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (23/100). 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 listingsMarket estimates (third-party AVM)Defra 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

64/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

23/ 100

Low

Transit & Bike

Transit 8Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [AVM -3.6% (HIGH), sold-comps -28.7%, £/sqft -28.6%] → measured edge +0.00pp 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 9 Oct 2026
- valuation_snapshotsestimate for 30038062· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 16%· as of 24 Oct 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.71
- valuation_snapshotsrent estimate 1850/mo (range 1650-2100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,175/mo, -64% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 396 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 6 Nov 2026
Risk & liquidity14.6/15
216 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

£427,500£655,500

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£570,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,650-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £190,800
Net cash flow: -£643/mo
Cash on cash: -4.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - 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 30038062Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 16%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 1850/mo (range 1650-2100)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1850/mo (range 1650-2100)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 396 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
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£550,000

Rent Estimate (pcm)£1,850

Gross Yield3.89%

1y Growth-

3y Growth+0.1%

5y Growth-0.3%

10y Growth+3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BA22 9NF

Approval Rate

-12mo

Development

low

26/02398/HOU
Construction of new parking area to front of property.
Pending
26/02374/TCA
Notification of intent to carry out Tree Surgery Works to No. 5 Trees within a Conservation Area. 1m reduction to height of row of No. 5 Cypresses Leylandii (approx 8-10ft in height).
Pending
26/02290/TCA
Notification of intent to carry out Tree Surgery works to No 1 Silver Birch Tree within a conservation area. Reduce height of tree by approx 2 m to reduce sail.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density134 /km²

Owner Occupied83%

Age Distribution

0-15 14%16-64 52%65+ 34%

View Area Profile

Schools Nearby

East Coker Community Primary School
0.7 mi
Good
West Coker CofE VC Primary School
0.8 mi
GoodConcerns
Holy Trinity Church School
1.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Kingfisher Primary School
2.0 mi
-

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

3 Holywell
-
£133k
-
3 Holywell
-
£142k
-
Linden Cottage Holywell
-
£510k
-
Ebenezer Cottage Holywell
-
£350k
-

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