32 Westbury Street, Sunderland, SR4 6EF

UPRN:45027778Terrace Property1 bedsBuilt 1900-1929

Tenure: -Council Tax: Band AEPC: D (61)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£79,000

£71k - £87kMedium

Estimate

£79k

Range

£71k – £87k

Rent Estimate (pcm)

£550

£500 - £600

Monthly

£550

Yield

9.43%

Verdict

Derived from HomePortfolio scores

32 Westbury Street earns an INVESTIGATE rating with HP Score 76/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (84/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

76/ 100

Strong

Investment Score

74/ 100

High

Crime Score

42/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 51Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 5 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +11.4% (MEDIUM), sold-comps +42.2%, £/sqft +41.9%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 45027778· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 8.3%· as of 3 Nov 2026
Rental economics29.6/40
gross yield 9.4%; range width penalty ×0.84
- valuation_snapshotsrent estimate 550/mo (range 500-600)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -21/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 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 27 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 5 Nov 2026
Risk & liquidity12.8/15
446 sales/12mo in area; valuation range width 20%
- 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

£52,500£80,500

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£69,995

At the asking price

Monthly rent£550/mo

Evidenced range £500-£600

Interest rate5.4%

Loan to value75%

Cash required: £22,299
Net cash flow: £145/mo
Cash on cash: 7.8%
Score at this price: 45

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.33 - 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 45027778Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 8.3%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 550/mo (range 500-600)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 550/mo (range 500-600)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 27 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£79,000

Rent Estimate (pcm)£550

Gross Yield9.43%

1y Growth+20.2%

3y Growth+3.9%

5y Growth+3.7%

10y Growth+2.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1SR4 6EF

Approval Rate

100%12mo

Development

low

26/02248/FU4
Full Planning Permission for a Mixed Use Development consisting of 44 residential properties (Use Class C3) and up to 327sqm gross floor space (Use Class E), associated infrastructure, access, landscaping and engineering works
Pending
26/02230/FUL
Erection of a single-storey rear extension.
Pending
26/02218/SCR
Request a formal screening opinion to confirm whether an Environmental Impact Assessment ('EIA') is required in respect of the proposed development of 216 residential apartments, up to 1,650sqm of commercial floorspace, and associated conversion and demolition of existing buildings, infrastructure, access and landscaping ('the Proposed Development') on land at High Street West, Sunderland ('the Site'). This request is made in pursuance of Regulation 6 of the Town and Country Planning (EIA) Regulations 2017 (as amended) ("the EIA Regulations").
Pending

View Planning Timeline

Ownership

Corporate Ownership81.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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£27,989

Population Density1,829 /km²

Owner Occupied64%

Age Distribution

0-15 18%16-64 73%65+ 9%

View Area Profile

Schools Nearby

St Joseph's Catholic Primary School, Sunderland
0.3 mi
-
Diamond Hall Junior Academy
0.3 mi
Good
Diamond Hall Infant Academy
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
University of Sunderland
0.5 mi
-

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

View All Schools

Comparables

View All

1 Westbury Street
-
£160k
-
20 Westbury Street
-
£40k
-
18 Westbury Street
-
£76k
-
19 Westbury Street
-
£63k
-

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