Henley Farm, Henley Road, Henley, Langport, TA10 9BG

UPRN:30090547-Beds -Built before 1900

Tenure: -Council Tax: -EPC: E (40)

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

Henley Farm, Henley Road, Henley, Langport, TA10 9BG

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,038,000

£831k - £1.25MLow

Estimate

£1.04M

Range

£831k – £1.25M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Henley Farm earns an INVESTIGATE rating with HP Score 59/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

59/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 2Bike 15

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge2.5/15
claims [sold-comps +27.6%, £/sqft +27.6%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 14.9%· as of 1 Nov 2026
Risk & liquidity9.2/15
91 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.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 14.9%Valuation edge · as of 1 Nov 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
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. 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.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£1,038,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-4.1%

5y Growth+1.1%

10y Growth+3.0%

Last Sold Price£395,000 (2015-07-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4TA10 9BG

Approval Rate

100%12mo

Development

low

26/02043/HOU
Erection of a first floor extension to incorporate a guest room and shower room - as previously approved 12/04572/FUL (2012) and changes to other windows and doors on North East elevation
Conditions
26/01626/DOC1
Discharge of Condition number 4 (Access) of planning application 26/00531/FUL
Conditions
26/01413/PAMB
Prior Approval for the change of use of an existing agricultural barn to a dwelling.
Conditions

View Planning Timeline