22 Forest Road, Kingswood, Bristol, BS15 8EQ

UPRN:516576Detached House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: D (63)

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

22 Forest Road, Kingswood, Bristol, BS15 8EQ

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£438,000

£395k - £482kMedium

Estimate

£438k

Range

£395k – £482k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

4.95%

Verdict

Derived from HomePortfolio scores

22 Forest Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (72/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

55/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

72/ 100

High

Transit & Bike

Transit 20Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +8.7% (MEDIUM), sold-comps -6.7%, £/sqft -6.7%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 516576· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%· as of 1 Nov 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1650/mo (range 1500-1800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -605/mo, -37% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 62 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 3 Nov 2026
Risk & liquidity12.9/15
544 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,500-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£208/mo
Cash on cash: -1.9%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - 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 516576Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1650/mo (range 1500-1800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1650/mo (range 1500-1800)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 62 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.
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.

Valuation & Market

Sale Estimate£438,000

Rent Estimate (pcm)£1,650

Gross Yield4.95%

1y Growth-

3y Growth+0.0%

5y Growth+2.9%

10y Growth+3.9%

Last Sold Price£236,000 (2014-12-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BS15 8EQ

Approval Rate

-12mo

Development

low

DOC26/00391
Discharge of condition 8 (Ecological Enhancement) attached to planning permission P26/01254/RVC Variation of condition 1 (approved plans) attached to planning permission P23/02605/RVC (formerly P20/06621/F) to substitute the approved plans to alter the appearance of the retaining wall and associated landscaping visible from the High Street - Erection of 5no. dwellings with associated access, parking and landscaping.
Pending
P26/02396/HH
Erection of front porch.
Pending
P26/02338/RVC
Variation of condition 2 attached to permission P25/02361/F to amend the approved plans. Change of use of existing buildings to create a mixed use scheme of 80 dwellings and 5658 sqm of commercial space (Use Class E), with associated works.
Pending

View Planning Timeline

Ownership

Corporate Ownership78.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-12-16
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£35,002

Population Density5,548 /km²

Owner Occupied87%

Age Distribution

0-15 19%16-64 59%65+ 22%

View Area Profile

Schools Nearby

John Cabot Academy
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Two Mile Hill Primary School
0.3 mi
Inspected as Two Mile Hill Primary School (URN 136111) on 21 Jun 2022
Our Lady of Lourdes Catholic Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Beacon Rise Primary School
0.4 mi
Outstanding

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

View All Schools

Comparables

View All

28 Forest Road
-
£350k
-
34 Forest Road
-
£290k
-
60 Forest Road
-
£305k
-
54 Forest Road
-
£250k
-

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