28 Wellhams Road, Pontefract, WF8 2GH

UPRN:63199623Semi-Detached House4 bedsBuilt 2022

FreeholdCouncil Tax: Band DEPC: B (84)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

$28 Wellhams Road, Pontefract, WF8 2GH$

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£278,000

£265k - £292kHigh

Estimate

£278k

Range

£265k – £292k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

7.11%

Verdict

Derived from HomePortfolio scores

28 Wellhams Road earns an INVESTIGATE rating with HP Score 71/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (35/100). 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

71/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

35/ 100

Mixed

Transit & Bike

Transit 16Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0.6/15
claims [AVM +2.9% (HIGH), sold-comps +0.7%, £/sqft +0.7%] → measured edge +0.12pp 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 63199623· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.4%· as of 22 Oct 2026
Rental economics16/40
gross yield 7.1%; range width penalty ×0.95
- valuation_snapshotsrent estimate 1600/mo (range 1500-1700)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -93/mo, -6% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 45 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 4 Nov 2026
Risk & liquidity0/15
lease 5 years (under 80): most lenders refuse it - risk scores nothing; 357 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo
- listing_factslease 5 years remaining (advert)· as of 4 Nov 2026

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

£202,500£310,500

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£270,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £85,800
Net cash flow: £196/mo
Cash on cash: 2.7%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.76 - 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 63199623Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.4%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 1600/mo (range 1500-1700)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1600/mo (range 1500-1700)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 45 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. 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. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£278,000

Rent Estimate (pcm)£1,600

Gross Yield7.11%

1y Growth-

3y Growth+3.1%

5y Growth+1.8%

10y Growth+3.6%

Last Sold Price£250,000 (2022-12-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WF8 2GH

Approval Rate

-12mo

Development

low

26/01574/FUL
Change of use of land to equestrian and construction of stable block (including yard and boundary treatments) (retrospective)
Pending
26/01524/CPL
C2 Children's Home
Pending
23/01043/NMC01
Non material amendment to planning permission 23/01043/FUL (dated 04.06.2025) relating to reduction in overall scale of development including reduction in developable area; reduction in number of battery containers to 8 pairs, reduction in amount and format of transformer equipment; as well as increase in landscaping provision, change of colour of battery units to green, and increase in height of battery units.
Approved

View Planning Timeline

Ownership

Corporate Ownership65.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-12-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,954

Population Density1,551 /km²

Owner Occupied86%

Age Distribution

0-15 15%16-64 64%65+ 21%

View Area Profile

Schools Nearby

Ark Orchard Head Primary School
0.3 mi
Good
Willow Green Academy
0.6 mi
GoodImproving
Holy Family and St Michael's Catholic Primary School, A Voluntary Academy
0.8 mi
Good
Cherry Tree Academy
0.9 mi
Requires improvement

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Wellhams Road
-
£320k
-
9 Wellhams Road
-
£325k
-
24 Wellhams Road
-
£340k
-
10 Wellhams Road
-
£295k
-

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