20 Squires Leaze, Thornbury, Bristol, BS35 1TF

UPRN:580393-Beds -Built 1976-1982

Tenure: -Council Tax: Band DEPC: D (64)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

20 Squires Leaze, Thornbury, Bristol, BS35 1TF

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£383,000

£345k - £421kMedium

Estimate

£383k

Range

£345k – £421k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

4.11%

Verdict

Derived from HomePortfolio scores

20 Squires Leaze earns an INVESTIGATE rating with HP Score 74/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (41/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

41/ 100

Mixed

Transit & Bike

Transit 27Bike 31

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£350,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,050-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£350/mo
Cash on cash: -3.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.02 - 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£383,000

Rent Estimate (pcm)£1,200

Gross Yield4.11%

1y Growth-21.6%

3y Growth-1.5%

5y Growth+1.3%

10y Growth+3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS35 1TF

Approval Rate

-12mo

Development

low

P26/02378/HH
Erection of first floor side extension to form additional living accommodation.
Pending
P26/02166/HH
Erection of single storey front extension to form utility room and porch canopy.
Pending
P26/02108/TRE
Works crown reduce to 1.no Silver Birch Tree by 3-5m to leave a final height of 13-15m and a radial spread of 3-3.5m all around the tree and crown thin largest lateral spreading branches by 30%. As covered by SGTPO 15/05 dated 7th March 2006.
Conditions

View Planning Timeline

Ownership

Corporate Ownership72.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density-

Owner Occupied81%

Age Distribution

0-15 13%16-64 56%65+ 31%

View Area Profile

Schools Nearby

Manorbrook Primary School
0.3 mi
Good
Christ The King Catholic Primary School, Thornbury
0.3 mi
Good
The Castle School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
New Siblands School
0.4 mi
OutstandingConcerns

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

View All Schools

Comparables

View All

48 Squires Leaze
-
£200k
-
46 Squires Leaze
-
£263k
-
40 Squires Leaze
-
£248k
-
48 Squires Leaze
-
£190k
-

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