25 Sycamore Drive, Castleford, WF10 5GU

UPRN:63189488End Terrace House3 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band BEPC: C (78)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£214,000

£204k - £225kHigh

Estimate

£214k

Range

£204k – £225k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

8.21%

Verdict

Derived from HomePortfolio scores

25 Sycamore Drive earns an INVESTIGATE rating with HP Score 72/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (31/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

31/ 100

Mixed

Transit & Bike

Transit 19Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 29 Oct 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +11.2% (HIGH), sold-comps +4.5%, £/sqft +4.4%] → 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 63189488· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.3%· as of 1 Nov 2026
Rental economics24.9/40
gross yield 8.2%; range width penalty ×0.97
- valuation_snapshotsrent estimate 1300/mo (range 1250-1400)· as of 13 Oct 2026· verify before relying on this
Stress margin1.8/30
stressed cash flow +24/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 29 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 42 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 29 Oct 2026
Risk & liquidity14.7/15
573 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 sensitivityScores 70+ up to £152,000

£142,500£218,500

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£190,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,250-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £59,600
Net cash flow: £259/mo
Cash on cash: 5.2%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.03 - 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 63189488Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.3%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1300/mo (range 1250-1400)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 1300/mo (range 1250-1400)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 42 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 →flood, subsidence, crime, environment - the full domain

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. Set your walk-away price before viewing - above £152,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£214,000

Rent Estimate (pcm)£1,300

Gross Yield8.21%

1y Growth+8.7%

3y Growth+1.2%

5y Growth+2.6%

10y Growth+3.3%

Last Sold Price£138,000 (2021-09-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WF10 5GU

Approval Rate

-12mo

Development

low

22/00586/NMC01
Non material amendment to planning permission 22/00586/FUL (dated 13.12.2023) relating to amendments to dwelling and garage roof pitches
Pending
26/01802/FUL
Proposed demolition of existing conservatory and construction of single storey rear extension
Pending
25/01771/SUB01
Discharge of condition 8 (verification of radon protection measures) from approved application 25/01771/FUL.
Pending

View Planning Timeline

Ownership

Corporate Ownership73.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-09-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,954

Population Density4,429 /km²

Owner Occupied84%

Age Distribution

0-15 24%16-64 71%65+ 5%

View Area Profile

Schools Nearby

Ackton Pastures Primary Academy
0.4 mi
GoodConcerns
Half Acres Primary Academy
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Smawthorne Henry Moore Academy
0.9 mi
Inspected as Smawthorne Henry Moore Primary School, Castleford (URN 133621) on 4 Feb 2020
Castleford Three Lane Ends Academy
1.0 mi
Good

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

View All Schools

Comparables

View All

14 Sycamore Drive
-
£178k
-
47 Sycamore Drive
-
£236k
-
61 Sycamore Drive
-
£210k
-
67 Sycamore Drive
-
£196k
-

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