28 Ackton Hall Crescent, Ackton, Pontefract, WF7 6HQ

UPRN:63000573End Terrace House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band AEPC: D (68)

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

$28 Ackton Hall Crescent, Ackton, Pontefract, WF7 6HQ$

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£159,000

£143k - £175kMedium

Estimate

£159k

Range

£143k – £175k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

8.80%

Verdict

Derived from HomePortfolio scores

28 Ackton Hall Crescent earns an INVESTIGATE rating with HP Score 41/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (2/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

41/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

87/ 100

Elevated

Walkability

2/ 100

Low

Transit & Bike

Transit 16Bike 28

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 5 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +5.7% (MEDIUM), sold-comps +25.7%, £/sqft +25.9%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 63000573· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%· as of 1 Nov 2026
Rental economics30.4/40
gross yield 8.8%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1100/mo (range 1050-1150)· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 5 Nov 2026· verify before relying on this
Stress margin4.2/30
stressed cash flow +46/mo, +4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 5 Nov 2026
Risk & liquidity12.8/15
218 sales/12mo in area; valuation range width 20%
- 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 sensitivityScores 70+ up to £120,000

£112,500£172,500

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£150,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,050-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £46,800
Net cash flow: £255/mo
Cash on cash: 6.5%
Score at this price: 50

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.17 - 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 63000573Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1100/mo (range 1050-1150)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 5 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 1100/mo (range 1050-1150)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

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. Set your walk-away price before viewing - above £120,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£159,000

Rent Estimate (pcm)£1,100

Gross Yield8.80%

1y Growth-

3y Growth+1.8%

5y Growth+1.1%

10y Growth+3.5%

Last Sold Price£80,500 (2007-12-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WF7 6HQ

Approval Rate

-12mo

Development

low

24/01119/SUB01
Discharge of condition 3 (verification report), condition 4 (biodiversity enhancement plan/drawing), and condition 5 (bin storage) from approved application 24/01119/FUL.
Pending
26/01476/FUL
Split single and two storey rear extensions
Pending
19/02780/S7301
Variation of conditions Condition 5 (remediation), 6 (verification report), 8 (Land Stability), 9 (Finished Floor Levels) ,10 (Materials) and 12 (bat protection) of application 19/02780/FUL dated 24/05/2021 for the Conversion of stable to 2no dwellings and demolition of existing equestrian building and replacement with 2no apartments.
Approved

View Planning Timeline

Ownership

Corporate Ownership67.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-12-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,954

Population Density-

Owner Occupied68%

Age Distribution

0-15 18%16-64 65%65+ 17%

View Area Profile

Schools Nearby

St Wilfrid's Catholic High School & Sixth Form College: A Voluntary Academy
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Featherstone All Saints CofE Academy
0.9 mi
-
Featherstone North Featherstone Junior and Infant School
1.2 mi
Good
Featherstone Purston St Thomas Church of England Voluntary Controlled Junior School
1.3 mi
Requires improvement

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 Ackton Hall Crescent
-
£138k
-
18 Ackton Hall Crescent
-
£143k
-
10 Ackton Hall Crescent
-
£67k
-
28 Ackton Hall Crescent
-
£81k
-

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