12 Cricketers Approach, Wrenthorpe, Wakefield, WF2 0JH

UPRN:63027361Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band DEPC: C (70)

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

12 Cricketers Approach, Wrenthorpe, Wakefield, WF2 0JH

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£322,000

£306k - £338kHigh

Estimate

£322k

Range

£306k – £338k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

5.17%

Verdict

Derived from HomePortfolio scores

12 Cricketers Approach earns an INVESTIGATE rating with HP Score 75/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (40/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

40/ 100

Mixed

Transit & Bike

Transit 30Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -0.9% (HIGH), sold-comps -1.6%, £/sqft -1.6%] → 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 63027361· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%· as of 24 Oct 2026
Rental economics1.2/40
gross yield 5.2%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1400/mo (range 1300-1500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -472/mo, -34% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 77 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 6 Nov 2026
Risk & liquidity14.7/15
419 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: -£128/mo
Cash on cash: -1.5%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - 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 63027361Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1300-1500)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1400/mo (range 1300-1500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 77 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. 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£322,000

Rent Estimate (pcm)£1,400

Gross Yield5.17%

1y Growth+36.4%

3y Growth+2.3%

5y Growth+2.4%

10y Growth+3.8%

Last Sold Price£225,000 (2018-10-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WF2 0JH

Approval Rate

-12mo

Development

low

26/01956/TPO
Remove fallen/failed pear tree - G.4 on TPO WMDC 135.
Pending
11/02067/NMC01
Non-material amendment to approved application 11/02067/FUL dated 10/02/2012 [which granted approval for Residential development of 229no. dwellings incorporating two areas of public open space, access and the demolition of 33B Ruskin Avenue (RE-SUBMISSION)] to omit one visitor parking space and realign the curtilage of plot 169
Pending
26/01862/FUL
First floor extension, sun lounge including demolition of an existing upvc conservatory
Pending

View Planning Timeline

Ownership

Corporate Ownership70.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-10-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,954

Population Density-

Owner Occupied89%

Age Distribution

0-15 13%16-64 55%65+ 32%

View Area Profile

Schools Nearby

Wrenthorpe Academy
0.3 mi
Inspected as Wrenthorpe Primary School (URN 108226) on 8 Apr 2014
Pinderfields Hospital PRU
0.3 mi
Good
Jerry Clay Academy
0.3 mi
Outstanding
Hall Cliffe Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

57 Cricketers Approach
-
£120k
-
47 Cricketers Approach
-
£120k
-
59 Cricketers Approach
-
£88k
-
55 Cricketers Approach
-
£110k
-

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