Data freshness:●Listing· freshListing: fresh, refreshed 5d ago (2026-11-04T04:00:06.345886+00:00)●Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-02)●Ownership· freshOwnership: fresh, refreshed 3d ago (2026-11-06T18:30:57.002520+00:00)●EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)●Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)●Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)●Schools· 4mo agoSchools: stale, refreshed 4mo ago (2026-07-07T02:37:19.861486+00:00)●Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)●Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
77
/ 100
Strong
Verdict
3 days ago
Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors
Evidence
19 of 21 sources
Sale Estimate
£175,000
£166k - £184kHigh
Estimate
£175k
Range
£166k – £184k
Rent Estimate (pcm)
£950
£900 - £1k
Monthly
£950
Yield
7.86%
Verdict
Derived from HomePortfolio scores
22 Clifton Court earns an AVOID rating with HP Score 77/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (48/100). 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.
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
Opportunity
Why this could be an opportunity
40
Low confidence1 independent sourceLead 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: the estimate sits 17% above the ask. It ranks after every home whose inputs are verified.
Valuation edge2.5/15
claims [AVM +17.1% (HIGH), sold-comps +9.9%, £/sqft +10.0%] → 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 (HIGH confidence) · snapshot 13 Oct 2026
valuation_snapshotsestimate for 4510079410· as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.6%· as of 1 Nov 2026
Rental economics22.7/40
gross yield 7.9%; range width penalty ×0.99; the estimate this rent rides on sits 17% above the ask - check the rent describes the advertised home
valuation_snapshotsrent estimate 950/mo (range 900-1000)· as of 13 Oct 2026· verify before relying on this
valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -43/mo, -5% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 131 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 & liquidity14.6/15
542 sales/12mo in area; valuation range width 10%
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
£109,000£167,000
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
£145,000
At the asking price
£950/mo
Evidenced range £900-£1,000
5.4%
75%
Cash required
£45,200
Net cash flow
£168/mo
Cash on cash
4.5%
Score at this price
40
After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.94 - 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 4510079410Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 950/mo (range 900-1000)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert
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 950/mo (range 900-1000)
Rental economics needs verification before you rely on it
sale estimate 17% above the ask on the same snapshot - verify the rent describes this home
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. 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.
Stress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
