Flat 16, Salisbury House, Lily Street, West Bromwich, B71 1QD

UPRN:32114964Purpose Built Flat1 bedsBuilt 1967-1975

LeaseholdCouncil Tax: -EPC: E (42)

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

Flat 16, Salisbury House, Lily Street, West Bromwich, B71 1QD

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£62,000

£59k - £66kHigh

Estimate

£62k

Range

£59k – £66k

Rent Estimate (pcm)

£500

£450 - £500

Monthly

£500

Yield

8.96%

Verdict

Derived from HomePortfolio scores

Flat 16 earns an INVESTIGATE rating with HP Score 72/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (60/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

60/ 100

Moderate

Transit & Bike

Transit 53Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -8.1% (HIGH), sold-comps -15.5%, £/sqft -15.1%] → 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 32114964· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 13.7%· as of 2 Nov 2026
Rental economics31.6/40
gross yield 9.0%; range width penalty ×1.00
- valuation_snapshotsrent estimate 500/mo (range 450-500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -51/mo, -10% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 307 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 4 Nov 2026
Risk & liquidity14.4/15
211 sales/12mo in area; valuation range width 11%
- 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

£50,000£77,000

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£67,000

At the asking price

Monthly rent£500/mo

Evidenced range £450-£500

Interest rate5.4%

Loan to value75%

Cash required: £21,400
Net cash flow: £120/mo
Cash on cash: 6.7%
Score at this price: 46

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.21 - clears 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 32114964Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 13.7%Valuation edge · as of 2 Nov 2026
valuation_snapshotsrent estimate 500/mo (range 450-500)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 500/mo (range 450-500)
Stress margin needs verification before you rely on it
service charge / ground rent from the advert

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. 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£62,000

Rent Estimate (pcm)£500

Gross Yield8.96%

1y Growth-20.0%

3y Growth-1.6%

5y Growth+4.2%

10y Growth+5.9%

Last Sold Price£50,000 (2019-06-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1B71 1QD

Approval Rate

100%12mo

Development

low

DC/26/72215
Proposed single and two storey side extension and front porch.
Pending
DC/26/72204
Proposed outbuilding to rear.
Pending
DC/26/72187
Proposed single storey rear and side extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership59%
Overseas OwnershipNo
Lease Term Remaining102 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-06-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,652

Population Density5,835 /km²

Owner Occupied40%

Age Distribution

0-15 22%16-64 62%65+ 16%

View Area Profile

Schools Nearby

All Saints CofE Primary School
0.1 mi
Good
Hargate Primary School
0.3 mi
Outstanding
St Mary Magdalene CofE Voluntary Controlled Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Shireland CBSO Academy
0.5 mi
-

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Salisbury House Lily Street
-
£52k
-
Salisbury House Lily Street
-
£40k
-
Salisbury House Lily Street
-
£39k
-
Salisbury House Lily Street
-
£40k
-

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