28 Victoria Park, Fishponds, Bristol, BS16 2HJ

UPRN:41884Mid Terrace House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: C (69)

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

28 Victoria Park, Fishponds, Bristol, BS16 2HJ

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

£475,000

£452k - £499kHigh

Estimate

£475k

Range

£452k – £499k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

7.07%

Verdict

Derived from HomePortfolio scores

28 Victoria Park earns an INVESTIGATE rating with HP Score 62/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (81/100). 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

62/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

95/ 100

Elevated

Walkability

81/ 100

High

Transit & Bike

Transit 32Bike 72

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£475,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,650-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: £335/mo
Cash on cash: 2.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.75 - clears 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£475,000

Rent Estimate (pcm)£2,800

Gross Yield7.07%

1y Growth-

3y Growth+1.0%

5y Growth+2.5%

10y Growth+3.8%

Last Sold Price£280,500 (2015-09-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS16 2HJ

Approval Rate

-12mo

Development

low

26/13698/COND
Application for approval of details reserved by condition no. 10 (Public Art Plan) of permission 23/02840/F - Development of the site including the demolition of 1 no. existing building to provide a replacement learning disability & autism inpatient facility (Use Class C2) with landscaping and associated works.
Pending
26/13631/H
Erection of a single-storey detached annexe.
Pending
26/13623/CP
Application for a Lawful Development Certificate for a Proposed hip to gable loft conversion with flat roof rear dormer.
Pending

View Planning Timeline

Ownership

Corporate Ownership75.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-09-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,051

Population Density7,003 /km²

Owner Occupied56%

Age Distribution

0-15 18%16-64 69%65+ 13%

View Area Profile

Schools Nearby

Avanti Gardens School
0.1 mi
Good
Fishponds CofE Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Little Hayes Nursery School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Begbrook Primary Academy
0.4 mi
Good

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

4 Victoria Park
-
£357k
-
32 Victoria Park
-
£475k
-
32 Victoria Park
-
£313k
-
38 Victoria Park
-
£487k
-

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