Willow Farm, Moor Lane, Rodgrove, Wincanton, BA9 9QU

UPRN:30516218Detached House5 bedsBuilt 1983-1990

FreeholdCouncil Tax: -EPC: A (121)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Willow Farm, Moor Lane, Rodgrove, Wincanton, BA9 9QU

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£1,831,000

£1.47M - £2.20MLow

Estimate

£1.83M

Range

£1.47M – £2.20M

Rent Estimate (pcm)

£5,850

£5k - £7k

Monthly

£5,850

Yield

3.69%

Verdict

Derived from HomePortfolio scores

Willow Farm earns an INVESTIGATE rating with HP Score 49/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (1/100). 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)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

49/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

1/ 100

Low

Transit & Bike

Transit 20Bike 14

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.7%; range width penalty ×0.72
- valuation_snapshotsrent estimate 5850/mo (range 5150-6550)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,846/mo, -66% 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
Risk & liquidity9.2/15
97 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.

Economics

What happens to your money

Your assumptions

Purchase price£1,900,000

At the asking price

Monthly rent£5,850/mo

Evidenced range £5,150-£6,550

Interest rate5.4%

Loan to value75%

Cash required: £713,050
Net cash flow: -£2,363/mo
Cash on cash: -4.0%
Score at this price: -

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_snapshotsrent estimate 5850/mo (range 5150-6550)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
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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 5850/mo (range 5150-6550)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,831,000

Rent Estimate (pcm)£5,850

Gross Yield3.69%

1y Growth-

3y Growth-3.1%

5y Growth+1.4%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BA9 9QU

Approval Rate

-12mo

Development

low

P/HOU/2026/05764
Erect single storey extension to north elevation
Pending
P/HOU/2025/04752
Erect detached double garage. Erect detached single garage with 4no rooflights and office over (Demolish concrete panel garage).
Approved
24/01522/S73A
S73A application for the removal of condition 04 (agricultural occupancy condition) relating to planning application 842037 dated 22.10.1984 for the erection of an agricultural workers dwellinghouse and garage.
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)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density288 /km²

Owner Occupied65%

Age Distribution

0-15 20%16-64 59%65+ 21%

View Area Profile

Schools Nearby

Abbas and Templecombe Church School
2.4 mi
-
Horsington Church School
2.6 mi
-
Wincanton Primary School
2.9 mi
Good
Our Lady of Mount Carmel Catholic Primary
3.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

0 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Willows
-
£895k
-
Cucumber Cottage
-
£465k
-
The Willows
-
£800k
-
Old Willow
-
£338k
-

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