Naishcombe House, Rock Road, Wick, Bristol, BS30 5TW

UPRN:582982Detached House8 bedsBuilt before 1900

FreeholdCouncil Tax: Band HEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Naishcombe House, Rock Road, Wick, Bristol, BS30 5TW

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£2,091,000

£1.88M - £2.30MMedium

Estimate

£2.09M

Range

£1.88M – £2.30M

Rent Estimate (pcm)

£8,500

£8k - £9k

Monthly

£8,500

Yield

5.38%

Verdict

Derived from HomePortfolio scores

Naishcombe House earns an INVESTIGATE rating with HP Score 63/100. Investment score 46/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (24/100). 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 NationsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

46/ 100

Mixed

Crime Score

18/ 100

Moderate

Walkability

24/ 100

Low

Transit & Bike

Transit 8Bike 21

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£1,895,000

At the asking price

Monthly rent£8,500/mo

Evidenced range £7,700-£9,250

Interest rate5.4%

Loan to value75%

Cash required: £710,950
Net cash flow: -£511/mo
Cash on cash: -0.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - clears 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£2,091,000

Rent Estimate (pcm)£8,500

Gross Yield5.38%

1y Growth-

3y Growth+0.8%

5y Growth+1.6%

10y Growth+2.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0BS30 5TW

Approval Rate

-12mo

Development

low

P26/02374/F
Erection of 1no. detached short term holiday/private let (sui generis) with associated works.
Pending
P26/02358/HH
Replacement of roof tiles with grey romans. Installation of rear steps to patio area with the erection of a 70-80cm retaining wall. Erection of ramp to side entrance. (Retrospective).
Pending
P26/01983/RVC
Variation of condition 3 attached to permission P25/02841/F to amend the approved plans, to alter the house types and site layout. Erection of 4no. dwellings (Class C3), creation of access on to classified road (Class C) and ancillary works.
Pending

View Planning Timeline

Ownership

Corporate Ownership72.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density-

Owner Occupied80%

Age Distribution

0-15 16%16-64 59%65+ 25%

View Area Profile

Schools Nearby

Wick Church of England Primary School
0.5 mi
Good
Redfield Edge Primary School
1.9 mi
Inspected as Redfield Edge Primary School (URN 109011) on 7 Dec 2022
Neptune School
1.9 mi
Good
St Barnabas Church of England Primary School
2.0 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

1 Rock Road
-
£458k
-
Naishcombe House Rock Road
-
£1.00M
-
Annies Cottage Rock Road
-
£455k
-
Annies Cottage Rock Road
-
£445k
-

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