54 Cleeve Court, Washington, NE38 7QE

UPRN:45100180End Terrace House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band AEPC: D (62)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo 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

19 of 21 sources

Sale Estimate

£94,000

£89k - £99kHigh

Estimate

£94k

Range

£89k – £99k

Rent Estimate (pcm)

£600

£600 - £650

Monthly

£600

Yield

5.76%

Verdict

Derived from HomePortfolio scores

54 Cleeve Court earns an INVESTIGATE rating with HP Score 76/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (70/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

78/ 100

High

Crime Score

28/ 100

Moderate

Walkability

70/ 100

High

Transit & Bike

Transit 23Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-1.6/15
claims [AVM -33.0% (HIGH), sold-comps -15.7%, £/sqft -15.4%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 45100180· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%· as of 18 Oct 2026
Rental economics6.1/40
gross yield 5.8%; range width penalty ×1.00
- valuation_snapshotsrent estimate 600/mo (range 600-650)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -216/mo, -36% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 78 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 2 Nov 2026
Risk & liquidity14.5/15
282 sales/12mo in area; valuation range width 11%
- 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

£94,000£144,000

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£125,000

At the asking price

Monthly rent£600/mo

Evidenced range £600-£650

Interest rate5.4%

Loan to value75%

Cash required: £38,800
Net cash flow: -£6/mo
Cash on cash: -0.2%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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 45100180Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%Valuation edge · as of 18 Oct 2026
valuation_snapshotsrent estimate 600/mo (range 600-650)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

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 600/mo (range 600-650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 78 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. 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£94,000

Rent Estimate (pcm)£600

Gross Yield5.76%

1y Growth-

3y Growth+1.2%

5y Growth-0.7%

10y Growth+0.0%

Last Sold Price£93,000 (2022-10-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NE38 7QE

Approval Rate

-12mo

Development

low

26/02315/FUL
Installation of an Air Source Heat Pump
Pending
26/02193/LBC
Removal of plaster from internal walls within the Great Hall.
Pending
26/02121/FUL
Change of use to part of the southwest car park to erect 5no. jet wash and valeting bays and associated works
Pending

View Planning Timeline