The Cottage, High Street, Hawkesbury Upton, Badminton, GL9 1AT

UPRN:606973-Beds -Built -

Tenure: -Council Tax: -EPC: -

Data freshness:Listing· freshPrice Paid· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

The Cottage, High Street, Hawkesbury Upton, Badminton, GL9 1AT

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£542,000

£488k - £597kMedium

Estimate

£542k

Range

£488k – £597k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

The Cottage earns an INVESTIGATE rating with HP Score 62/100. Investment score 43/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (33/100). 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 SourcesPortal 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

62/ 100

Mixed

Investment Score

43/ 100

Mixed

Crime Score

16/ 100

Moderate

Walkability

33/ 100

Mixed

Transit & Bike

Transit 7Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge-0.6/15
claims [AVM -19.9% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 606973· as of 13 Oct 2026
Risk & liquidity6.7/15
8 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 606973Valuation edge · as of 13 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£542,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-4.6%

5y Growth+5.1%

10y Growth+6.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GL9 1AT

Approval Rate

-12mo

Development

low

P26/02421/HH
Demolition of existing conservatory. Erection of single storey rear/ side extension to form additional living accommodation. Changes to the fenestration.
Pending
P26/02326/TCA
Works Crown reduce 1no. Mulberry Tree by 1.5-2 metres in height and by 1 metre in radial spread to provide cable clearance, remove broken central stem.
Pending
P26/02212/TCA
Works to Crown reduce 3no. Sycamore Trees (G1) by 2.5 metres, crown clean and remove basel growth. Works to pollard back to previous points 1no. Lime Tree (T1). All trees situated within Hawkesbury Upton Conservation Area.
Pending

View Planning Timeline

Ownership

Corporate Ownership83.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density45 /km²

Owner Occupied78%

Age Distribution

0-15 17%16-64 58%65+ 25%

View Area Profile

Schools Nearby

Hawkesbury Church of England Primary School
0.0 mi
Inspected as Hawkesbury Church of England Primary School (URN 109161) on 12 Sep 2023
Hillesley Church of England Primary School
1.7 mi
Good
Horton CofE VA Primary School
2.0 mi
Good
Alexander Hosea Primary School
3.4 mi
Good

6 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Goldstone The Plain
-
£385k
-
The Manse The Plain
-
£350k
-
Templars Lodge The Plain
-
£350k
-
The Old Shop Cottage The Plain
-
£333k
-

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