Cross Hillocks Barn, Garnetts Lane, Tarbock Green, L35 1QN

UPRN:40066623Semi-Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: -EPC: D (57)

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

Cross Hillocks Barn, Garnetts Lane, Tarbock Green, L35 1QN

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£999,000

£799k - £1.20MLow

Estimate

£999k

Range

£799k – £1.20M

Rent Estimate (pcm)

£5,400

£5k - £6k

Monthly

£5,400

Yield

9.97%

Verdict

Derived from HomePortfolio scores

Cross Hillocks Barn earns an INVESTIGATE rating with HP Score 51/100. Investment score 47/100 reflects below-average fundamentals. Crime intensity is moderate. Walkability is limited (0/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

51/ 100

Mixed

Investment Score

47/ 100

Mixed

Crime Score

42/ 100

Elevated

Walkability

0/ 100

Low

Transit & Bike

Transit 2Bike 20

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 economics35.9/40
gross yield 10.0%; range width penalty ×0.90; the estimate this rent rides on sits 35% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5400/mo (range 5000-5800)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 35% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin20.3/30
stressed cash flow +1,097/mo, +20% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 31 Oct 2026
Risk & liquidity9.2/15
278 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£650,000

At the asking price

Monthly rent£5,400/mo

Evidenced range £5,000-£5,800

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: £1,545/mo
Cash on cash: 8.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.46 - 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_snapshotsrent estimate 5400/mo (range 5000-5800)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 35% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 5400/mo (range 5000-5800)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£999,000

Rent Estimate (pcm)£5,400

Gross Yield9.97%

1y Growth-

3y Growth+4.1%

5y Growth+5.1%

10y Growth+5.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0L35 1QN

Approval Rate

-12mo

Development

low

25/00001/COND1
APPLICATION TO DISCHARGE CONDITIONS 3 (CONTAMINATED LAND), 4 (CMP), 5 (MATERIALS), 6 (HARD LANDSCAPING), 7 (VISIBILITY SPLAY), 8 (PARKING PROVISION), 9 (CYCLE PARKING), 10 (LIGHTING) AND 11 (BIRD AND BAT BOXES) PERTAINING TO PLANNING PERMISSION 25/00001/FUL.
Pending

View Planning Timeline

Ownership

Corporate Ownership73.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,542

Population Density222 /km²

Owner Occupied86%

Age Distribution

0-15 20%16-64 67%65+ 13%

View Area Profile

Schools Nearby

St Michael with St Thomas CE Primary School
0.8 mi
Good
St Basil's Catholic Primary School
0.9 mi
Good
Our Lady of Perpetual Succour Catholic Primary School
1.0 mi
Good
Oakfield Community Primary School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

The Stables Garnetts Lane
-
£518k
-
The Stables Garnetts Lane
-
£435k
-
Whiteacres Garnetts Lane
-
£300k
-
The Stables Garnetts Lane
-
£375k
-

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