9 Cotterill Road, Knottingley, WF11 0HB

UPRN:63026469End Terrace House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band AEPC: C (69)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£142,000

£135k - £149kHigh

Estimate

£142k

Range

£135k – £149k

Rent Estimate (pcm)

£850

£800 - £900

Monthly

£850

Yield

7.85%

Verdict

Derived from HomePortfolio scores

9 Cotterill Road earns an INVESTIGATE rating with HP Score 60/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (48/100). 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

60/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

59/ 100

Elevated

Walkability

48/ 100

Mixed

Transit & Bike

Transit 22Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM +8.5% (HIGH), sold-comps +11.6%, £/sqft +11.6%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 63026469· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.4%· as of 4 Nov 2026
Rental economics22/40
gross yield 7.8%; range width penalty ×0.96
- valuation_snapshotsrent estimate 850/mo (range 800-900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -54/mo, -6% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 313 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 4 Nov 2026
Risk & liquidity14.7/15
205 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

£97,500£149,500

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£130,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£900

Interest rate5.4%

Loan to value75%

Cash required: £40,400
Net cash flow: £150/mo
Cash on cash: 4.4%
Score at this price: 39

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.94 - 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 63026469Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.4%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 850/mo (range 800-900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 850/mo (range 800-900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 313 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.
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£142,000

Rent Estimate (pcm)£850

Gross Yield7.85%

1y Growth-5.8%

3y Growth+4.3%

5y Growth+6.0%

10y Growth+4.9%

Last Sold Price£75,000 (2014-05-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WF11 0HB

Approval Rate

-12mo

Development

low

25/01409/SUB01
Discharge of conditions 2 (biodiveristy gain plan) and 3 (wildlife enhancement plan) from approved application 25/01409/FUL.
Pending
13/02183/SUB08
Discharge of condition 22 (Protection from road noise) from approved application 13/02183/OUT.
Pending
22/01242/S7302
Variation of condition 2 (approved plans) and condition 3 (materials) pursuant to approved planning application 22/01242/S7301 (dated 21.05.2026) (which granted planning permission for the variation of condition 2 (approved plans) and removal of condition 19 (BEMP) pursuant to approved planning application 22/01242/FUL) to permit changes to the elevational details and materials of the dwellings.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-05-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,954

Population Density-

Owner Occupied62%

Age Distribution

0-15 22%16-64 68%65+ 10%

View Area Profile

Schools Nearby

Simpson's Lane Academy
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Vale Primary Academy
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Balance Alternative Provision
0.8 mi
Good
Willow Green Academy
0.8 mi
GoodImproving

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

17 Cotterill Road
-
£160k
-
13 Cotterill Road
-
£135k
-
23 Cotterill Road
-
£157k
-
2 Cotterill Road
-
£154k
-

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