Keepers Cottage, Donyatt Hill, Donyatt, Ilminster, TA19 0RH

UPRN:30507022Bungalow Property3 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (42)

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

Keepers Cottage, Donyatt Hill, Donyatt, Ilminster, TA19 0RH

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

£226,000

£204k - £249kMedium

Estimate

£226k

Range

£204k – £249k

Rent Estimate (pcm)

£650

£600 - £750

Monthly

£650

Yield

3.55%

Verdict

Derived from HomePortfolio scores

Keepers Cottage earns an INVESTIGATE rating with HP Score 57/100. Investment score 45/100 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

57/ 100

Mixed

Investment Score

45/ 100

Mixed

Crime Score

10/ 100

Low

Walkability

4/ 100

Low

Transit & Bike

Transit 4Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 +2.7% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 30507022· as of 13 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.74
- valuation_snapshotsrent estimate 650/mo (range 600-750)· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 5 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -580/mo, -89% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 140 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 5 Nov 2026
Risk & liquidity12.9/15
159 sales/12mo in area; valuation range width 20%
- 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

£165,000£253,000

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£220,000

At the asking price

Monthly rent£650/mo

Evidenced range £600-£750

Interest rate5.4%

Loan to value75%

Cash required: £69,200
Net cash flow: -£293/mo
Cash on cash: -5.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.88 - 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 30507022Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 650/mo (range 600-750)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 5 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 650/mo (range 600-750)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£226,000

Rent Estimate (pcm)£650

Gross Yield3.55%

1y Growth-

3y Growth-0.2%

5y Growth-0.4%

10y Growth+3.2%

Last Sold Price£235,000 (2010-10-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0TA19 0RH

Approval Rate

-12mo

Development

low

26/02347/COL
Application for a Lawful Development Certificate for the proposed internal conversion of an existing integral garage into habitable residential space with the replacement of garage door with matching stonework and a new window
Approved
26/01562/COL
Application for a Lawful Development Certificate for the proposed formation of block paved driveway with drainage
Approved
26/01390/TCA
Notification of intent to carry out Tree Surgery Works to No. 7 Trees and Fell No. 4 Trees within a Conservation Area. T1Oak tree in bottom left side to have lower branches removed and side to be trimmed and tidied T2 Alder tree to be cut to ground level T3 Field Maple Tree One low limb to be removed back to main trunk T4 Horse Chestnut Tree Two main stems to be removed back to third stem T5 Sweet chestnut tree to be sectionally felled to ground level T6 Norway Cyprus tree to be sectionally felled to ground level that is entwined with an ash tree T7 Field maple tree beside ash tree to be sectionally felled to ground level T8 Sycamore tree Near river bank to have lower limbs over river removed T9 Horse chestnut tree beside to have lower limbs crown lifted to be able to see up river T10 Ash Tree Three lower limbs to be removed T11 Oak Tree Two small limbs to be removed AMENDED SPECIFICATION 28.07.26 T1 - Oak - 2m crown by 2m from ground level. Reduction of crown not exceeding 1m crown radius and pullback to boundary on Western quadrant. Remove deadwood. T2 - Elder - remove/coppice.T3 - Field maple - reduce and thin western lateral limb/stem -reduction by no more than 2m radial crown spread and thin by no more than 20%. T4 - Horse Chestnut - monolith 1 stem at a height of approx.. 2-3m and veteranize. Retain 2 remaining stems. 2 lowest laterals raised on Southern quadrant no more than 4m from ground level. T5 - Sweet chestnut - remove. T6 -Cyprus - Remove. T7 -Field maple- Remove. T8 - Sycamore - Removal of 3 lowest limbs to the East/over river. T9 - Horse chestnut -Crown lift up to 2m from ground level. T10 -Ash - 3 lowest limbs on Southern quadrant removed T11 - Oak -2 lowest limbs on Northen quadrant removed. All works in keeping with BS3998 2010 and industry best practice
Approved

View Planning Timeline

Ownership

Corporate Ownership73.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-10-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density113 /km²

Owner Occupied77%

Age Distribution

0-15 14%16-64 53%65+ 33%

View Area Profile

Schools Nearby

Neroche Primary School
1.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Herne View Church of England Primary
1.4 mi
Good
Dillington House
2.1 mi
-
Ashill Community Primary School
2.2 mi
Good

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

View All Schools

Comparables

View All

Keepers Cottage
-
£235k
-
Woodlands
-
£145k
-

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