28 Coombe Lane, Bristol, BS9 2AG

UPRN:33649Semi-Detached PropertyBeds -Built 1930-1949

FreeholdCouncil Tax: Band FEPC: D (61)

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

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£945,000

£898k - £993kHigh

Estimate

£945k

Range

£898k – £993k

Rent Estimate (pcm)

£3,550

£3k - £4k

Monthly

£3,550

Yield

4.48%

Verdict

Derived from HomePortfolio scores

28 Coombe Lane earns an INVESTIGATE rating with HP Score 76/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (60/100). 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

76/ 100

Strong

Investment Score

55/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

60/ 100

Moderate

Transit & Bike

Transit 17Bike 51

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£950,000

At the asking price

Monthly rent£3,550/mo

Evidenced range £3,200-£3,950

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£749/mo
Cash on cash: -2.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£945,000

Rent Estimate (pcm)£3,550

Gross Yield4.48%

1y Growth-

3y Growth+0.2%

5y Growth+1.4%

10y Growth+2.6%

Last Sold Price£370,000 (2004-01-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS9 2AG

Approval Rate

-12mo

Development

low

26/13666/VC
T1 - Goat Willow - Fell. T2 - Lime - Lift crown over court to approx 4m clearance.
Approved
26/13667/VC
T1 - Purple Leaf Plum - Crown reduce by 2-3m. H1 - Leylandii hedge - Fell.
Pending
26/13668/VC
T4384 - Sycamore - Crown reduce by 2-3m. T4387 - Sycamore - Crown reduce 2 limbs with cavities extending towards building by 2m. T4453 - Ash - Crown reduce by 2-3m over neighbour property. T4456 - Silver Birch - Fell. T4473 - Crown reduce long lateral limbs by 1-2m. T4485 - Sycamore - Crown reduce by 2-3m.
Pending

View Planning Timeline

Ownership

Corporate Ownership79.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-01-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,051

Population Density2,186 /km²

Owner Occupied90%

Age Distribution

0-15 21%16-64 55%65+ 24%

View Area Profile

Schools Nearby

Stoke Bishop Church of England Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Elmlea Junior School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Elmlea Infant School
0.5 mi
Outstanding
Badminton School
0.6 mi
Inspected by ISI

3 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

30 Coombe Lane
-
£367k
-
32 Coombe Lane
-
£465k
-
28 Coombe Lane
-
£370k
-
34 Coombe Lane
-
£407k
-

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