Home Farm, Green Lane, Winterhay, Ilminster, TA19 9PN

UPRN:30507221Detached House5 bedsBuilt 1991-1995

FreeholdCouncil Tax: -EPC: D (65)

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

Home Farm, Green Lane, Winterhay, Ilminster, TA19 9PN

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£561,000

£533k - £589kHigh

Estimate

£561k

Range

£533k – £589k

Rent Estimate (pcm)

£1,650

£1k - £2k

Monthly

£1,650

Yield

3.44%

Verdict

Derived from HomePortfolio scores

Home Farm earns an INVESTIGATE rating with HP Score 65/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (37/100). 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

65/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

37/ 100

Mixed

Transit & Bike

Transit 9Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM -2.5% (HIGH), sold-comps -9.3%, £/sqft -9.3%] → 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 30507221· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 21.1%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.65
- valuation_snapshotsrent estimate 1650/mo (range 1400-1850)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,343/mo, -81% 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
Seller motivationNot scored
context, not scored: 1 price cut(s), 519 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 30 Oct 2026
Risk & liquidity14.6/15
159 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

£431,000£661,000

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£575,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,400-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: -£798/mo
Cash on cash: -5.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - 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 30507221Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 21.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1650/mo (range 1400-1850)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

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 1650/mo (range 1400-1850)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 519 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.
1 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£561,000

Rent Estimate (pcm)£1,650

Gross Yield3.44%

1y Growth-

3y Growth-0.2%

5y Growth-0.4%

10y Growth+3.2%

Last Sold Price£145,000 (1998-07-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TA19 9PN

Approval Rate

-12mo

Development

low

26/02052/FUL
The erection of 16 No. Tesla Superchargers, a substation and associated EV infrastructure, together with ancillary infrastructure including ducts, cables, operational cabinets, lighting and associated equipment.
Pending
26/01931/TCA
Notification of intent to fell No.02 Field Maples and group of Sycamore saplings and fell multi Stem Holm Oak (T1) included within Conservation Area.
Approved
26/01913/LBC
Replacement of three deteriorated timber windows with like-for-like handmade timber replicas (Implemented) and proposed replacement of one further deteriorated timber window on a like-for-like basis.
Conditions

View Planning Timeline

Ownership

Corporate Ownership73.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1998-07-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density1,002 /km²

Owner Occupied76%

Age Distribution

0-15 18%16-64 52%65+ 30%

View Area Profile

Schools Nearby

Herne View Church of England Primary
0.9 mi
Good
Dillington House
1.2 mi
-
St Mary's & St Peter's Church School
1.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Neroche Primary School
1.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Field Cottage
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£448k
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Rose Cottage
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£195k
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The Stables
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£360k
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Rose Cottage
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£144k
-

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