Holcombe, 2B High Farm Meadow, Badsworth, Pontefract, WF9 1PB

UPRN:63136898Detached PropertyBeds -Built 2003-2006

FreeholdCouncil Tax: Band FEPC: C (75)

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

$Holcombe, 2B High Farm Meadow, Badsworth, Pontefract, WF9 1PB$

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£473,000

£449k - £497kHigh

Estimate

£473k

Range

£449k – £497k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

6.27%

Verdict

Derived from HomePortfolio scores

Holcombe earns an INVESTIGATE rating with HP Score 66/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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 NationsMarket 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

66/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 13Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +4.9% (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 10 Oct 2026
- valuation_snapshotsestimate for 63136898· as of 10 Oct 2026
Rental economics9.1/40
gross yield 6.3%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2350/mo (range 2200-2550)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -301/mo, -13% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 100 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 3 Nov 2026
Risk & liquidity14.6/15
398 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,200-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £108/mo
Cash on cash: 0.9%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.55 - 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 63136898Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2350/mo (range 2200-2550)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2350/mo (range 2200-2550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 100 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. 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.
3. 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£473,000

Rent Estimate (pcm)£2,350

Gross Yield6.27%

1y Growth-

3y Growth+1.1%

5y Growth+1.6%

10y Growth+3.0%

Last Sold Price£175,000 (2000-12-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WF9 1PB

Approval Rate

-12mo

Development

low

26/01955/FUL
Two storey side extension over existing garage and two/single storey rear extension with juliet balcony, erection of new porch and new parking to the front
Pending
26/01861/FUL
Upgrading of rear conservatory, including new tiled roof, conversion of roof to living space, including dormer to rear and partial garage conversion.
Pending
26/01801/TPO
Copper Beech - Reduce the overall length of the western lower limb to be no more than 2.5m in length, with wounding for this work is not expected to be no greater than 75mm in diameter. Crown Reduce upper eastern canopy towards the dwelling by 0.5m to no more than 1m, with wounding for this work is not expected to be greater than 45mm in diameter. Remove the loose limb caught up in the southern canopy. Remove and tidy the upper branch tear. Remove any deadwood greater than 30mm in diameter.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2000-12-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,954

Population Density141 /km²

Owner Occupied89%

Age Distribution

0-15 13%16-64 56%65+ 31%

View Area Profile

Schools Nearby

Badsworth Church of England Voluntary Controlled Junior and Infant School
0.1 mi
Good
Upton Primary School
1.4 mi
Good
Oakfield Park School
1.6 mi
Outstanding
Ackworth Mill Dam School
1.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

14 High Farm Meadow
-
£525k
-
5 High Farm Meadow
-
£360k
-
3 High Farm Meadow
-
£245k
-
9 High Farm Meadow
-
£245k
-

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