Myrtle Cottage, Tockington Green, Tockington, Bristol, BS32 4NN

UPRN:556599Mid Terrace House2 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: E (51)

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

Myrtle Cottage, Tockington Green, Tockington, Bristol, BS32 4NN

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£448,000

£425k - £470kHigh

Estimate

£448k

Range

£425k – £470k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

5.73%

Verdict

Derived from HomePortfolio scores

Myrtle Cottage earns an INVESTIGATE rating with HP Score 62/100. Investment score 44/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

44/ 100

Mixed

Crime Score

14/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 9Bike 22

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 -0.4% (HIGH), sold-comps -50.5%, £/sqft -50.6%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 556599· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 12.4%· as of 12 Oct 2026
Rental economics5.4/40
gross yield 5.7%; range width penalty ×0.92
- valuation_snapshotsrent estimate 2150/mo (range 2000-2300)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -448/mo, -21% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 121 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 2 Nov 2026
Risk & liquidity14.6/15
272 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

£337,500£517,500

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£449,995

At the asking price

Monthly rent£2,150/mo

Evidenced range £2,000-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £148,799
Net cash flow: -£30/mo
Cash on cash: -0.2%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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 556599Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 12.4%Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2150/mo (range 2000-2300)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 2150/mo (range 2000-2300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 121 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. 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£448,000

Rent Estimate (pcm)£2,150

Gross Yield5.73%

1y Growth-

3y Growth+0.1%

5y Growth+2.3%

10y Growth+3.6%

Last Sold Price£280,000 (2019-11-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2BS32 4NN

Approval Rate

-12mo

Development

low

P26/02335/TCA
Works to 1no Yew Tree to crown reduce by 3m within Tockington Conservation Area.
Pending
DOC26/00356
Discharge of condition 2 (Materials) attached to planning permission P26/01313/HH. Demolition and reconstruction of existing boundary wall.
Pending
P26/01779/TCA
Works to Crown reduce 1no. Horse Chestnut Tree (T1) by 3-4metres and crown thin by 4 metres. Reduce height of 1no. Horse Chestnut Tree (T2) by 4-7 metres and lateral spread by 1-2 metres. Remove both lateral limbs of 1no. Cherry tree (T3). All Trees situated within Olveston Conservation Area.
Approved

View Planning Timeline