33 Pretoria Road, Patchway, Bristol, BS34 5PS

UPRN:554757Mid Terrace House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band BEPC: D (64)

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

33 Pretoria Road, Patchway, Bristol, BS34 5PS

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£291,000

£277k - £306kHigh

Estimate

£291k

Range

£277k – £306k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

8.14%

Verdict

Derived from HomePortfolio scores

33 Pretoria Road earns an INVESTIGATE rating with HP Score 66/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (33/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

32/ 100

Moderate

Walkability

33/ 100

Mixed

Transit & Bike

Transit 23Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 30 Oct 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +3.8% (HIGH), sold-comps -0.7%, £/sqft -0.8%] → 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 554757· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.7%· as of 21 Oct 2026
Rental economics24.9/40
gross yield 8.1%; range width penalty ×0.99
- valuation_snapshotsrent estimate 1900/mo (range 1800-2000)· as of 9 Oct 2026· verify before relying on this
Stress margin4.5/30
stressed cash flow +85/mo, +4% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 85 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 30 Oct 2026
Risk & liquidity14.6/15
410 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 sensitivityScores 70+ up to £224,000

£210,000£322,000

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£279,999

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,800-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: £370/mo
Cash on cash: 5.0%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.01 - 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 554757Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.7%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 1900/mo (range 1800-2000)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1900/mo (range 1800-2000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 85 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. Set your walk-away price before viewing - above £224,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£291,000

Rent Estimate (pcm)£1,900

Gross Yield8.14%

1y Growth-

3y Growth-2.0%

5y Growth+2.7%

10y Growth+3.9%

Last Sold Price£211,000 (2019-07-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1BS34 5PS

Approval Rate

-12mo

Development

low

P26/02463/F
Erection of a single storey side extension to form enlarged workshop and reception area for customers (Class B2) with associated works.
Pending
DOC26/00374
Discharged of condition 6 (Planting) attached to permission P24/02585/F Erection of single storey extension to existing medical practice.
Conditions
P26/02261/HH
Erection of single storey garage (retrospective).
Pending

View Planning Timeline