29 Willow Bank Drive, Pontefract, WF8 2WQ

UPRN:63149304Detached House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band DEPC: C (69)

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

$29 Willow Bank Drive, Pontefract, WF8 2WQ$

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£279,000

£265k - £293kHigh

Estimate

£279k

Range

£265k – £293k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

4.95%

Verdict

Derived from HomePortfolio scores

29 Willow Bank Drive earns an INVESTIGATE rating with HP Score 62/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (34/100). 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

62/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

45/ 100

Elevated

Walkability

34/ 100

Mixed

Transit & Bike

Transit 40Bike 50

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£279,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £88,950
Net cash flow: -£145/mo
Cash on cash: -2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£279,000

Rent Estimate (pcm)£1,150

Gross Yield4.95%

1y Growth+4.5%

3y Growth+3.1%

5y Growth+1.8%

10y Growth+3.6%

Last Sold Price£165,000 (2013-07-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WF8 2WQ

Approval Rate

-12mo

Development

low

14/02573/S7301
Variation of condition 2 (Approved Plans) of application reference number 14/02573/REM01 (dated 04/07/2022) as amended by reference 14/02573/NMC01 (dated 08/09/2026) to accommodate revised layout and housetypes
Pending
26/01837/FUL
Full planning permission for de-carbonisation works, including over-cladding of the building, new solar PV installations, provision of guard rail, and air conditioning units.
Pending
26/01770/FUL
Planning application for the demolition of 4no. blocks of mid-rise flats (Beatrice Taylor House, Gilbert Wilson House, Lewis Walsh house & Thomas Hill House) at Horsefair, Pontefract
Pending

View Planning Timeline

Ownership

Corporate Ownership65.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-07-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,954

Population Density3,227 /km²

Owner Occupied71%

Age Distribution

0-15 18%16-64 66%65+ 16%

View Area Profile

Schools Nearby

Ark Orchard Head Primary School
0.4 mi
Good
St Giles C of E Academy
0.5 mi
-
Harewood Centre Nursery School
0.7 mi
Good
Holy Family and St Michael's Catholic Primary School, A Voluntary Academy
0.8 mi
Good

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

View All Schools

Comparables

View All

11 Willow Bank Drive
-
£275k
-
37 Willow Bank Drive
-
£285k
-
53 Willow Bank Drive
-
£350k
-
8 Willow Bank Drive
-
£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