8 Back Lane, Wickwar, Wotton-under-Edge, GL12 8NN

UPRN:597423Detached Bungalow4 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: D (57)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021

8 Back Lane, Wickwar, Wotton-under-Edge, GL12 8NN

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£342,000

£325k - £359kHigh

Estimate

£342k

Range

£325k – £359k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

4.12%

Verdict

Derived from HomePortfolio scores

8 Back Lane earns an INVESTIGATE rating with HP Score 64/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (18/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

18/ 100

Low

Transit & Bike

Transit 8Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 7 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 +2.0% (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 9 Oct 2026
- valuation_snapshotsestimate for 597423· as of 9 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.77
- valuation_snapshotsrent estimate 1150/mo (range 1000-1250)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 7 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -698/mo, -61% 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 7 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 208 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 7 Nov 2026
Risk & liquidity14.7/15
127 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

£251,000£385,000

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£335,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,000-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £108,550
Net cash flow: -£334/mo
Cash on cash: -3.7%
Score at this price: 15

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.

Evidence

Where every number comes from

valuation_snapshotsestimate for 597423Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1150/mo (range 1000-1250)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 7 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 1150/mo (range 1000-1250)
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. 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£342,000

Rent Estimate (pcm)£1,150

Gross Yield4.12%

1y Growth-

3y Growth+0.6%

5y Growth+2.0%

10y Growth+3.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GL12 8NN

Approval Rate

-12mo

Development

low

P26/02504/HH
Erection of two storey side and single storey rear extensions to form additional living accommodation.
Pending
P26/02107/TCA
Works to crown thin 1.no Eucalyptus Tree by 30% and crown reduce to leave a final height of 8.5-9m and a radial spread of 2-2.5m. Reduce largest branch over parking area by 4m. Tree situated within Wickwar Conservation Area.
Pending
P26/02056/TCA
Works to 1no. Ash to reduce canopy on north west side by 50%, stems on south east side and reduce by two thirds to a live point situated in the Wickwar Conservation Area.
Approved

View Planning Timeline

Ownership

Corporate Ownership76.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density150 /km²

Owner Occupied79%

Age Distribution

0-15 20%16-64 63%65+ 17%

View Area Profile

Schools Nearby

Alexander Hosea Primary School
0.2 mi
Inspected as Alexander Hosea Primary School (URN 109023) on 6 Jun 2023
St Andrew's Church of England Primary School, Cromhall
2.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Charfield Primary School
2.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Rangeworthy Church of England Primary School
2.6 mi
Inspected as Rangeworthy Church of England Primary School (URN 109172) on 19 Sep 2023

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Cotswold Lodge Back Lane
-
£380k
-
16 Back Lane
-
£210k
-
2 Back Lane
-
£240k
-
22 Back Lane
-
£650k
-

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