Bottoms Farm Cottage, Doynton, Bristol, BS30 5TJ

UPRN:583724Detached House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: -EPC: D (62)

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

Bottoms Farm Cottage, Doynton, Bristol, BS30 5TJ

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

£1,990,000

£1.89M - £2.09MHigh

Estimate

£1.99M

Range

£1.89M – £2.09M

Rent Estimate (pcm)

£8,100

£7k - £9k

Monthly

£8,100

Yield

4.86%

Verdict

Derived from HomePortfolio scores

Bottoms Farm Cottage earns an INVESTIGATE rating with HP Score 54/100. Investment score 44/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (0/100). 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

54/ 100

Mixed

Investment Score

44/ 100

Mixed

Crime Score

18/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 4Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -0.5% (HIGH)] → 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 583724· as of 12 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.82
- valuation_snapshotsrent estimate 8100/mo (range 7300-8850)· as of 12 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 3 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,614/mo, -32% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 187 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 3 Nov 2026
Risk & liquidity14.6/15
330 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£8,100/mo

Evidenced range £7,300-£8,850

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£1,142/mo
Cash on cash: -1.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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 583724Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 8100/mo (range 7300-8850)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 3 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 8100/mo (range 7300-8850)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£1,990,000

Rent Estimate (pcm)£8,100

Gross Yield4.86%

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 5TJ

Approval Rate

-12mo

Development

low

P26/02336/TCA
Works to fell 2no. ornamental cherry trees as situated in the Doynton Conservation Area.
Pending
P26/02162/TCA
Works to fell group of Damson Trees (T1) and 1.no Elder and 2.no Pear Trees (T7) Works to 1.no Willow Tree to reduce to 6m and reduce from building to allow 1.5m of clearance (T2) Works to 1.no Hawthorne Tree to reduce by 1.5m and reshape and crown thin by 20% (T3) Works to 1.no Cedar Tree to crown lift to 3.2m and reduce lateral spread by 1.5. to provide clearance (T4) Works to 1.no Pear Tree to reduce by 15m and crown thin by 20% (T5) Works to crown reduce group of Apple Trees by 2m, crown thin by 30% and crown lift to 3.8m (T8 - T12) works to 1.no Hawthorne Tree to crown thin by 30% and crown lift to 3.2m. Trees situated within Doynton Conservation Area.
Pending
P26/02192/TRE
Works to 1.no Silver Birch Tree (T6) to remove lower limb to 3.2m and crown thin by 3%. As covered by tree preservation order SGTPO 03/17 dated 4th April 2017.
Pending

View Planning Timeline