Flat 5A, Aquaries Court, Watery Lane, Stoke-on-Trent, ST3 7GX

UPRN:3455121257Flat/Maisonette1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (78)

Data freshness:Planning· 5mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 2mo agoArea· Census 2021

Flat 5A, Aquaries Court, Watery Lane, Stoke-on-Trent, ST3 7GX

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£78,000

£62k - £94kLow

Estimate

£78k

Range

£62k – £94k

Rent Estimate (pcm)

£350

£350 - £400

Monthly

£350

Yield

5.25%

Verdict

Derived from HomePortfolio scores

Flat 5A earns an INVESTIGATE rating with HP Score 77/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (57/100). 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

77/ 100

Strong

Investment Score

71/ 100

High

Crime Score

17/ 100

Moderate

Walkability

57/ 100

Moderate

Transit & Bike

Transit 18Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead 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 [sold-comps -2.6%, £/sqft -2.3%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 24.7%· as of 28 Oct 2026
Rental economics1.8/40
gross yield 5.2%; range width penalty ×0.91
- valuation_snapshotsrent estimate 350/mo (range 350-400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -267/mo, -76% 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), 35 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 & liquidity0/15
lease 72 years (under 80): most lenders refuse it - risk scores nothing; 574 sales/12mo in area; valuation range width 41%
- property_intelligencetransactions_12mo
- listing_factslease 72 years remaining (advert)· as of 4 Nov 2026

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

£60,000£92,000

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£80,000

At the asking price

Monthly rent£350/mo

Evidenced range £350-£400

Interest rate5.4%

Loan to value75%

Cash required: £25,300
Net cash flow: -£28/mo
Cash on cash: -1.3%
Score at this price: 2

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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

property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 24.7%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 350/mo (range 350-400)Rental economics · as of 13 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
property_intelligencetransactions_12moRisk & liquidity

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 350/mo (range 350-400)
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£78,000

Rent Estimate (pcm)£350

Gross Yield5.25%

1y Growth-

3y Growth+3.2%

5y Growth+4.3%

10y Growth+4.3%

Last Sold Price£36,000 (2000-04-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0ST3 7GX

Approval Rate

-12mo

Development

low

26/DCC/00568
Application to discharge condition 4(drainage) on application 68954/FUL.
Conditions
26/CLP/00559
Certificate of (proposed) lawful development for a loft conversion
Pending
26/DCC/00507
Application for discharging conditions 4, 10 and 11 with relation to reference 25/FUL/00653
Pending

View Planning Timeline

Ownership

Corporate Ownership55.6%
Overseas OwnershipNo
Lease Term Remaining71 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2000-04-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,041

Population Density2,480 /km²

Owner Occupied84%

Age Distribution

0-15 20%16-64 63%65+ 17%

View Area Profile

Schools Nearby

Alexandra Infants' School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Alexandra Junior School
0.3 mi
Good
Belgrave St Bartholomew's Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Ormiston Meridian Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Aquaries Court Watery Lane
-
£64k
-
Aquaries Court Watery Lane
-
£65k
-
Aquaries Court Watery Lane
-
£65k
-
Aquaries Court Watery Lane
-
£51k
-

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