Cairncroft, Upper Pitney Road, Pitney, Langport, TA10 9AQ

UPRN:30510026Detached House4 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

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

Cairncroft, Upper Pitney Road, Pitney, Langport, TA10 9AQ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

15 of 21 sources

Sale Estimate

£761,000

£685k - £837kMedium

Estimate

£761k

Range

£685k – £837k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

3.68%

Verdict

Derived from HomePortfolio scores

Cairncroft earns an INVESTIGATE rating with HP Score 57/100. Investment score 41/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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 SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

41/ 100

Mixed

Crime Score

3/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 14Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +1.4% (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 9 Oct 2026
- valuation_snapshotsestimate for 30510026· as of 9 Oct 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.63
- valuation_snapshotsrent estimate 2300/mo (range 1950-2600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,604/mo, -70% 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 3 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity12.8/15
91 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

£562,500£862,500

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£750,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £1,950-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£939/mo
Cash on cash: -4.4%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - 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 30510026Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2300/mo (range 1950-2600)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 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 needs verification before you rely on it
rent estimate 2300/mo (range 1950-2600)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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. 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.
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£761,000

Rent Estimate (pcm)£2,300

Gross Yield3.68%

1y Growth-32.4%

3y Growth-4.1%

5y Growth+1.1%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TA10 9AQ

Approval Rate

-12mo

Development

low

26/02399/S73A
S73A application to remove condition 05 (NNAMS) and vary conditions 06 (NNAMS) and 12 (site drainage plan) in relation to planning application 23/01561/FUL for Proposed use of land for the siting of a timber cabin dwelling and the erection of an additional farm storage building.
Pending
26/01541/DOC1
Discharge of Condition No.13 (Highway Access) of Planning Application 23/01561/FUL
Conditions
26/00767/FUL
Change of use of land to regularise the continued use of part of an existing building and yard for the storage of roofing materials and equipment (retrospective)
Conditions

View Planning Timeline

Ownership

Corporate Ownership75.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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 Density57 /km²

Owner Occupied84%

Age Distribution

0-15 12%16-64 52%65+ 36%

View Area Profile

Schools Nearby

Huish Episcopi Academy
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Huish Episcopi Primary School
1.7 mi
Good
High Ham Church of England Primary School
1.9 mi
Good
King Ina Church of England Academy
2.3 mi
Requires improvement

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

View All Schools

Comparables

View All

Hillside Barn
-
£180k
-
Hollys Corner
-
£622k
-
Hillside Barn
-
£920k
-
Hollys Corner
-
£150k
-

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