Grove House, Daw Lane, Horbury, Wakefield, WF4 5DR

UPRN:63147996Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

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

Grove House, Daw Lane, Horbury, Wakefield, WF4 5DR

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£698,000

£559k - £838kLow

Estimate

£698k

Range

£559k – £838k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

3.93%

Verdict

Derived from HomePortfolio scores

Grove House earns an INVESTIGATE rating with HP Score 73/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (70/100). 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 SourcesPortal 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

73/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

70/ 100

High

Transit & Bike

Transit 37Bike 45

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.9%; range width penalty ×0.86
- valuation_snapshotsrent estimate 2950/mo (range 2700-3200)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,759/mo, -60% 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 30 Oct 2026
Risk & liquidity9.2/15
423 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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

Economics

What happens to your money

Your assumptions

Purchase price£900,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,700-£3,200

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£995/mo
Cash on cash: -3.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.97 - below 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_snapshotsrent estimate 2950/mo (range 2700-3200)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2950/mo (range 2700-3200)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£698,000

Rent Estimate (pcm)£2,950

Gross Yield3.93%

1y Growth-

3y Growth+3.2%

5y Growth+3.3%

10y Growth+3.9%

Last Sold Price£435,000 (2003-12-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WF4 5DR

Approval Rate

-12mo

Development

low

23/01345/REM
Approval of reserved matters (Landscaping only) pursuant to outline permission 23/01345/OUT (dated. 21st November 2023) for 'Description and Location of Application Demolition of central 2 storey workshop and storage, make good 2-4 Jenkin Road. Conversion of and extension to no15 to create 4 flats with associated raised balconies and fenestration alterations. Change of use of no17-21 to 1 dwelling. (matter of access, appearance, layout and scale)'
Pending
26/01810/GPD
Rear lounge extension with a maximum projection of 4.3m, a maximum height of 3.9m, and a maximum eaves height of 2.9m.
Pending
26/01790/SPN
Installation of roof mounted 101.2kW solar PV system comprising of 220 x Canadian Solar 460w modules. Solar panel modules have 2mm heat strengthened glass front cover with anti-reflective coating to reduce glare.
Pending

View Planning Timeline

Ownership

Corporate Ownership74%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-12-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,954

Population Density-

Owner Occupied69%

Age Distribution

0-15 19%16-64 62%65+ 19%

View Area Profile

Schools Nearby

Horbury Primary Academy
0.1 mi
GoodConcerns
Horbury Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Horbury St Peter's and Clifton CofE (VC) Primary School
0.3 mi
Good
Hall Cliffe School
0.5 mi
Requires improvement

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

View All Schools

Comparables

View All

Grove Cottage Daw Lane
-
£415k
-
Grove Cottage Daw Lane
-
£278k
-
Grove House Daw Lane
-
£435k
-
Grove House Daw Lane
-
£250k
-

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