Woodlands Farm, Woodlands Lane, Horsehay, Telford, TF4 3QF

UPRN:452006724Semi-Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: D (56)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

Woodlands Farm, Woodlands Lane, Horsehay, Telford, TF4 3QF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£632,000

£568k - £695kMedium

Estimate

£632k

Range

£568k – £695k

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

6.49%

Verdict

Derived from HomePortfolio scores

Woodlands Farm earns an INVESTIGATE rating with HP Score 63/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (39/100). 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 NationsMarket 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

63/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

44/ 100

Elevated

Walkability

39/ 100

Mixed

Transit & Bike

Transit 11Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM -6.8% (MEDIUM), sold-comps -63.4%, £/sqft -63.3%] → measured edge +0.00pp 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 452006724· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 25%· as of 22 Oct 2026
Rental economics11.4/40
gross yield 6.5%; range width penalty ×0.95
- valuation_snapshotsrent estimate 3650/mo (range 3400-3850)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -295/mo, -8% 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: 0 price cut(s), 35 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 & liquidity12.8/15
252 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,400-£3,850

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: £249/mo
Cash on cash: 1.3%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - 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 452006724Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 25%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 3650/mo (range 3400-3850)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 3650/mo (range 3400-3850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 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£632,000

Rent Estimate (pcm)£3,650

Gross Yield6.49%

1y Growth-

3y Growth+3.1%

5y Growth+2.8%

10y Growth+3.7%

Last Sold Price£590,000 (2022-09-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TF4 3QF

Approval Rate

-12mo

Development

low

TWC/2026/0717
Installation of 60no. ground mounted solar panels with associated outbuilding
Pending
TWC/2026/0574
Application under section 192 for a certificate of lawfulness for proposed development of replacement of flat roof to pitched roof
Approved
TWC/2026/0412
Application under Section 192 for a certificate of lawfulness for the proposed erection of a single storey outbuilding
Approved

View Planning Timeline

Ownership

Corporate Ownership90.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-09-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,459

Population Density1,373 /km²

Owner Occupied70%

Age Distribution

0-15 26%16-64 66%65+ 8%

View Area Profile

Schools Nearby

Lightmoor Village Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Seeds School
0.5 mi
Good
Captain Webb Primary School
0.8 mi
Good
Dawley Church of England Primary Academy
1.0 mi
Good

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Woodlands Farm Woodlands Lane
-
£590k
-
Woodlands House Woodlands Lane
-
£540k
-
Woodlands House Woodlands Lane
-
£323k
-
Woodlands House Woodlands Lane
-
£148k
-

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