Plum Cottage, 8 Belle Vue Road, Ironbridge, Telford, TF8 7QN

UPRN:452010948Bungalow Property2 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: E (41)

Data freshness:Price Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

Plum Cottage, 8 Belle Vue Road, Ironbridge, Telford, TF8 7QN

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£296,000

£281k - £310kHigh

Estimate

£296k

Range

£281k – £310k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

8.17%

Verdict

Derived from HomePortfolio scores

Plum Cottage earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (60/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

60/ 100

Moderate

Transit & Bike

Transit 8Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 28 Oct 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 21% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +20.6% (HIGH)] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 452010948· as of 13 Oct 2026
Rental economics22.5/40
gross yield 8.2%; range width penalty ×0.89; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1600/mo (range 1450-1700)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin3.4/30
stressed cash flow +55/mo, +3% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 28 Oct 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 187 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 28 Oct 2026
Risk & liquidity14.7/15
36 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

£176,000£270,000

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£234,950

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £73,985
Net cash flow: £315/mo
Cash on cash: 5.1%
Score at this price: 41

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.02 - 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 452010948Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1600/mo (range 1450-1700)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% 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 advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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 1600/mo (range 1450-1700)
Rental economics needs verification before you rely on it
sale estimate 21% 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.
2 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£296,000

Rent Estimate (pcm)£1,600

Gross Yield8.17%

1y Growth-

3y Growth+1.0%

5y Growth+2.7%

10y Growth+2.9%

Last Sold Price£59,950 (1997-11-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TF8 7QN

Approval Rate

100%12mo

Development

low

TWC/2026/0798
Installation of railings and structural reinforcement works following demolition of existing brick wall (Listed Building Consent)
Pending
TWC/2026/0776
Essential repairs to the existing roof, including the removal of existing clay roof tiles, repair and replacement of rafters and roof structure where necessary, installation of new battens and roofing membrane, re-laying of the roof using existing tiles and ridge tiles where possible with matching replacements where required, and overhaul of existing rainwater goods
Pending
TWC/2026/0777
Removal and resetting of existing boundary wall coping bricks following the removal of vegetation roots from mortar joints, including the reinstatement of coping bricks using a matching mortar mix and the replacement of any missing or damaged bricks and copings with like for like materials (Retrospective)
Pending

View Planning Timeline

Ownership

Corporate Ownership84%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change1997-11-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,459

Population Density593 /km²

Owner Occupied77%

Age Distribution

0-15 10%16-64 66%65+ 24%

View Area Profile

Schools Nearby

Aspris Telford School
0.5 mi
Good
Coalbrookdale and Ironbridge CofE Primary Academy
0.5 mi
Inspected as Coalbrookdale and Ironbridge CofE Primary School (URN 123542) on 6 May 2026
Haberdashers' Abraham Darby
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Woodlands Primary School and Nursery
0.7 mi
Inspected as Woodlands Primary School (URN 135031) on 14 Mar 2023

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 Belle Vue Road
-
£225k
-
9 Belle Vue Road
-
£201k
-
7 Belle Vue Road
-
£78k
-
8 Belle Vue Road
-
£60k
-

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