111 Florence Road, Smethwick, B66 4QR

UPRN:32179154Detached House7 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band EEPC: C (74)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£582,000

£553k - £611kHigh

Estimate

£582k

Range

£553k – £611k

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

6.87%

Verdict

Derived from HomePortfolio scores

111 Florence Road earns an INVESTIGATE rating with HP Score 61/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is good (75/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

86/ 100

Elevated

Walkability

75/ 100

High

Transit & Bike

Transit 75Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 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 -0.5% (HIGH), sold-comps -59.8%, £/sqft -60.0%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 32179154· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 18.4%· as of 2 Nov 2026
Rental economics13.9/40
gross yield 6.9%; range width penalty ×0.93
- valuation_snapshotsrent estimate 3350/mo (range 3150-3600)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -136/mo, -4% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 200 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 9 Nov 2026
Risk & liquidity14.6/15
100 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

£439,000£673,000

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£585,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £3,150-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £196,050
Net cash flow: £345/mo
Cash on cash: 2.1%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.70 - 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 32179154Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 18.4%Valuation edge · as of 2 Nov 2026
valuation_snapshotsrent estimate 3350/mo (range 3150-3600)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 3350/mo (range 3150-3600)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 200 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£582,000

Rent Estimate (pcm)£3,350

Gross Yield6.87%

1y Growth-

3y Growth+1.9%

5y Growth+3.1%

10y Growth+4.0%

Last Sold Price£290,000 (2005-08-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0B66 4QR

Approval Rate

-12mo

Development

low

2026/06504/PA
Erection of single story rear extension.
Pending
2026/06417/PA
Erection of 5.93 metre deep single storey rear extension. Maximum height 2.85 metres, eaves height 2.95 metres
Pending
DC/26/72210
Proposed change of use from residential dwelling to children's day nursery.
Pending

View Planning Timeline

Ownership

Corporate Ownership69.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-08-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£27,652

Population Density11,038 /km²

Owner Occupied50%

Age Distribution

0-15 30%16-64 64%65+ 6%

View Area Profile

Schools Nearby

Cape Primary School
0.1 mi
Good
Shireland Hall Primary Academy
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Elm Tree Primary Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Shireland Technology Primary
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

114 Florence Road
-
£565k
-
112 Florence Road
-
£350k
-
107 Florence Road
-
£300k
-
113 Florence Road
-
£290k
-

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