Simpson House, 25 Reynolds Wharf, Coalport, Telford, TF8 7HU

UPRN:452032992Semi-Detached PropertyBeds -Built 2003-2006

FreeholdCouncil Tax: Band EEPC: C (76)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Simpson House, 25 Reynolds Wharf, Coalport, Telford, TF8 7HU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£509,000

£458k - £560kMedium

Estimate

£509k

Range

£458k – £560k

Rent Estimate (pcm)

£1,650

£1k - £2k

Monthly

£1,650

Yield

4.17%

Verdict

Derived from HomePortfolio scores

Simpson House earns an INVESTIGATE rating with HP Score 68/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (36/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

36/ 100

Mixed

Transit & Bike

Transit 3Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

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

Valuation edge0/15
claims [AVM +6.7% (MEDIUM)] → 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 9 Oct 2026
- valuation_snapshotsestimate for 452032992· as of 9 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.65
- valuation_snapshotsrent estimate 1650/mo (range 1450-1900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -926/mo, -56% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 87 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 31 Oct 2026
Risk & liquidity12.8/15
36 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

£356,000£546,000

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£475,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,450-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£461/mo
Cash on cash: -3.5%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - below 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 452032992Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1450-1900)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1650/mo (range 1450-1900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 87 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. 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.
3. 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£509,000

Rent Estimate (pcm)£1,650

Gross Yield4.17%

1y Growth-

3y Growth+1.0%

5y Growth+2.7%

10y Growth+2.9%

Last Sold Price£260,000 (2003-11-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TF8 7HU

Approval Rate

-12mo

Development

low

TWC/2026/0685
Removal of 1no. Common Ash tree
Approved
TWC/2026/0526
Felling of 1no. Willow tree, 2no. Ash trees, 1no. Sycamore tree
Rejected
TWC/2026/0478
Permission in principle for the erection of 1no. dwelling
Rejected

View Planning Timeline

Ownership

Corporate Ownership84%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-11-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 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

Sir Alexander Fleming Primary School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
John Fletcher of Madeley Primary School
1.0 mi
Good
John Wilkinson Primary School and Nursery
1.1 mi
Inspected as John Wilkinson Primary School and Nursery (URN 123434) on 5 Mar 2024
Broseley CofE Primary School
1.2 mi
Good

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

View All Schools

Comparables

View All

15 Reynolds Wharf
-
£328k
-
41 Reynolds Wharf
-
£225k
-
19 Reynolds Wharf
-
£2k
-
2 Reynolds Wharf
-
£2k
-

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