32 Victoria Close, Thornbury, Bristol, BS35 1JE

UPRN:579543Detached House5 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band EEPC: C (70)

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

32 Victoria Close, Thornbury, Bristol, BS35 1JE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£538,000

£511k - £565kHigh

Estimate

£538k

Range

£511k – £565k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

3.62%

Verdict

Derived from HomePortfolio scores

32 Victoria Close earns an INVESTIGATE rating with HP Score 64/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (35/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

32/ 100

Moderate

Walkability

35/ 100

Mixed

Transit & Bike

Transit 15Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge2.5/15
claims [AVM +1.5% (HIGH), sold-comps +4.5%, £/sqft +4.6%] → measured edge +0.50pp 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 Nov 2026
- valuation_snapshotsestimate for 579543· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.6%· as of 4 Nov 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.70
- valuation_snapshotsrent estimate 1600/mo (range 1400-1800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,190/mo, -74% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 231 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 6 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

£397,500£609,500

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£530,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,400-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £176,800
Net cash flow: -£681/mo
Cash on cash: -4.6%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - 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 579543Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.6%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1600/mo (range 1400-1800)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1600/mo (range 1400-1800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 231 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. 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.
3. 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£538,000

Rent Estimate (pcm)£1,600

Gross Yield3.62%

1y Growth-

3y Growth-1.5%

5y Growth+1.3%

10y Growth+3.2%

Last Sold Price£137,500 (1999-10-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS35 1JE

Approval Rate

-12mo

Development

low

P26/02446/RVC
Variation of condition 13 attached to PT18/6450/O to amend the wording to refer to the drawing for the proposed temporary footway and cycleway link. Variation of conditions 7,11,19,22,23,28,29,33,34 and 35 to update the wording to reflect details subsequently approved by the Council.
Pending
P26/02408/LB
Internal and external alterations to form 1no. doorway on south side elevation.
Pending
P26/02414/F
Creation of 1no. doorway on side elevation.
Pending

View Planning Timeline

Ownership

Corporate Ownership72.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-10-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density4,377 /km²

Owner Occupied82%

Age Distribution

0-15 24%16-64 59%65+ 17%

View Area Profile

Schools Nearby

The Castle School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Manorbrook Primary School
0.3 mi
Good
St Mary's Church of England Primary School, Thornbury
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Christ The King Catholic Primary School, Thornbury
0.7 mi
Good

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

View All Schools

Comparables

View All

40 Victoria Close
-
£500k
-
6 Victoria Close
-
£350k
-
22 Victoria Close
-
£260k
-
12 Victoria Close
-
£260k
-

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