Horseshoe Farm, Brinkmarsh Lane, Falfield, Wotton-under-Edge, GL12 8PT

UPRN:578469Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: E (40)

Data freshness:Listing· freshOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Horseshoe Farm, Brinkmarsh Lane, Falfield, Wotton-under-Edge, GL12 8PT

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£971,000

£922k - £1.02MHigh

Estimate

£971k

Range

£922k – £1.02M

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

4.25%

Verdict

Derived from HomePortfolio scores

Horseshoe Farm earns an INVESTIGATE rating with HP Score 52/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (1/100). 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)Defra 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

52/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

45/ 100

Elevated

Walkability

1/ 100

Low

Transit & Bike

Transit 26Bike 23

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£975,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £3,050-£3,850

Interest rate5.4%

Loan to value75%

Cash required: £335,050
Net cash flow: -£902/mo
Cash on cash: -3.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£971,000

Rent Estimate (pcm)£3,450

Gross Yield4.25%

1y Growth-

3y Growth+0.6%

5y Growth+2.0%

10y Growth+3.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GL12 8PT

Approval Rate

0%12mo

Development

low

P26/02185/F
Conversion of outbuilding to form 1 no. detached dwelling with parking and associated works.
Pending
P26/01847/HH
Demolition of existing garage and outbuildings. Erection of single storey detached annexe ancillary to main dwelling.
Rejected
P26/01755/PIP
Permission in principle for the erection of 1no dwelling.
Approved

View Planning Timeline

Ownership

Corporate Ownership76.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density134 /km²

Owner Occupied76%

Age Distribution

0-15 21%16-64 64%65+ 15%

View Area Profile

Schools Nearby

St Andrew's Church of England Primary School, Cromhall
1.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Crossways Junior School
1.5 mi
Inspected as Crossways Junior School (URN 109040) on 25 Jun 2024
New Siblands School
1.5 mi
OutstandingConcerns
Crossways Infant School
1.5 mi
Inspected as Crossways Infant School (URN 109049) on 10 Oct 2023

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

View All Schools

Comparables

View All

Barn 2 Brinkmarsh Lane
-
£186k
-
Oak Leaze Brinkmarsh Lane
-
£360k
-
Brinkmarsh Cottages Brinkmarsh Lane
-
£360k
-
Brinkmarsh Cottages Brinkmarsh Lane
-
£340k
-

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