Flat 3, Leigh Court, Knoll Hill, Bristol, BS9 1RB

UPRN:58941Flat/Maisonette2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: -EPC: C (75)

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

Flat 3, Leigh Court, Knoll Hill, Bristol, BS9 1RB

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£337,000

£320k - £354kHigh

Estimate

£337k

Range

£320k – £354k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

6.20%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 61/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (22/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

35/ 100

Elevated

Walkability

22/ 100

Low

Transit & Bike

Transit 8Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 30 Oct 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 +11.0% (HIGH), sold-comps +14.8%, £/sqft +14.8%] → 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 Oct 2026
- valuation_snapshotsestimate for 58941· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.3%· as of 20 Oct 2026
Rental economics8.4/40
gross yield 6.2%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1550/mo (range 1400-1650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -466/mo, -30% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 434 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 30 Oct 2026
Risk & liquidity14.6/15
334 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

£225,000£345,000

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£299,999

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,400-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £61/mo
Cash on cash: 0.8%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.53 - clears 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 58941Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.3%Valuation edge · as of 20 Oct 2026
valuation_snapshotsrent estimate 1550/mo (range 1400-1650)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 1550/mo (range 1400-1650)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 434 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£337,000

Rent Estimate (pcm)£1,550

Gross Yield6.20%

1y Growth-

3y Growth+0.2%

5y Growth+1.4%

10y Growth+2.6%

Last Sold Price£145,000 (2001-12-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS9 1RB

Approval Rate

-12mo

Development

low

26/13701/H
For the proposed demolition and replacement of an existing outbuilding to accommodate a home gym and ancillary accommodation in association with the principal dwelling.
Pending
26/13653/VC
T1 - Pittosporum - Fell. T2 - Cypress - Fell. T3 - Variegated Sycamore - Fell.
Pending
26/13567/VP
T1 - Oak - Remove dead low branch on north side back to main trunk, remove partially dead large limb on south side back to live growth, crown lift over lawn by up to 2m to allow access for grass cutting. T2 - Cedar - Crown lift over garage roof to 1m clearance. (TPO 056)
Pending

View Planning Timeline

Ownership

Corporate Ownership79.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2001-12-07
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£34,051

Population Density-

Owner Occupied78%

Age Distribution

0-15 14%16-64 58%65+ 28%

View Area Profile

Schools Nearby

Stoke Bishop Church of England Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sea Mills Primary School and Nursery
0.9 mi
Inspected as Sea Mills Primary School (URN 135779) on 27 Jun 2023
St Johns Church of England Primary School, Clifton
1.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Elmlea Infant School
1.1 mi
Outstanding

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Leigh Court Knoll Hill
-
£675k
-
Leigh Court Knoll Hill
-
£270k
-
Leigh Court Knoll Hill
-
£190k
-
Leigh Court Knoll Hill
-
£208k
-

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