2 Cranmoor Green, Pilning, Bristol, BS35 4QF

UPRN:502140Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band EEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

2 Cranmoor Green, Pilning, Bristol, BS35 4QF

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£494,000

£469k - £519kHigh

Estimate

£494k

Range

£469k – £519k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

3.71%

Verdict

Derived from HomePortfolio scores

2 Cranmoor Green earns an INVESTIGATE rating with HP Score 57/100. Investment score 47/100 reflects below-average fundamentals. Crime intensity is moderate. Walkability is limited (26/100). 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

57/ 100

Mixed

Investment Score

47/ 100

Mixed

Crime Score

39/ 100

Elevated

Walkability

26/ 100

Low

Transit & Bike

Transit 12Bike 25

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 +1.8% (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 9 Oct 2026
- valuation_snapshotsestimate for 502140· as of 9 Oct 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.73
- valuation_snapshotsrent estimate 1500/mo (range 1350-1700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,074/mo, -72% 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: 2 price cut(s), 216 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
283 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

£364,000£558,000

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£485,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,350-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £161,050
Net cash flow: -£598/mo
Cash on cash: -4.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - 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 502140Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1500/mo (range 1350-1700)Rental economics · as of 9 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
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 1500/mo (range 1350-1700)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 216 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. 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£494,000

Rent Estimate (pcm)£1,500

Gross Yield3.71%

1y Growth+14.4%

3y Growth-1.5%

5y Growth+1.3%

10y Growth+3.2%

Last Sold Price£276,000 (2006-07-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1BS35 4QF

Approval Rate

-12mo

Development

low

P26/01899/HH
Erection of ancillary outbuilding to provide gym and golf simulator (Retrospective)
Conditions
P26/01866/F
Demolition of 1no. dwelling and erection of 2no. dwellings with access, parking and associated works (resubmission of P25/01495/F).
Pending
P26/01809/RVC
Variation of conditions 1,2,3 and 4 attached to planning permission P20/10637/F, to amend the plans to alter the layout, to make the permission permanent rather than only personal, to remove condition 3 which would become irrelevant if permission is permanent, and to allow for 2no mobile homes on site. - Change of use of land to gypsy and traveller caravan site to facilitate the stationing of 1no. mobile home, 1no. touring caravan and erection of 1no. amenity unit and associated works. (amendment to PT16/4188/F - allowed on appeal)
Conditions

View Planning Timeline

Ownership

Corporate Ownership72.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-07-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density-

Owner Occupied83%

Age Distribution

0-15 18%16-64 62%65+ 20%

View Area Profile

Schools Nearby

St Peter's Anglican / Methodist VC Primary
0.2 mi
GoodConcerns
Severn Beach Primary School
0.9 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Aurora Hedgeway School
0.9 mi
Good
Almondsbury Church of England Primary School
3.0 mi
Outstanding

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

49 Cranmoor Green
-
£445k
-
43 Cranmoor Green
-
£493k
-
46 Cranmoor Green
-
£415k
-
62 Cranmoor Green
-
£433k
-

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