16 Harding Close, Boverton, Llantwit Major, CF61 1GX

UPRN:64010840Detached House3 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band DEPC: D (62)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 2y agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

16 Harding Close, Boverton, Llantwit Major, CF61 1GX

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

16 of 21 sources

Sale Estimate

£333,000

£317k - £350kHigh

Estimate

£333k

Range

£317k – £350k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

5.23%

Verdict

Derived from HomePortfolio scores

16 Harding Close earns an INVESTIGATE rating with HP Score 78/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. 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 addressONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 +6.9% (HIGH), sold-comps -17.4%, £/sqft -17.3%] → 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 64010840· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 20.6%· as of 28 Oct 2026
Rental economics1.5/40
gross yield 5.2%; range width penalty ×0.83
- valuation_snapshotsrent estimate 1350/mo (range 1200-1450)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -446/mo, -33% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 95 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 2 Nov 2026
Risk & liquidity14.7/15
101 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

£232,500£356,500

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£310,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,200-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £99,800
Net cash flow: -£112/mo
Cash on cash: -1.3%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - 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 64010840Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 20.6%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1200-1450)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

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 1350/mo (range 1200-1450)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 95 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.
2 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£333,000

Rent Estimate (pcm)£1,350

Gross Yield5.23%

1y Growth+9.2%

3y Growth+1.8%

5y Growth+3.8%

10y Growth+4.3%

Last Sold Price£173,000 (2018-11-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseWithheld

View Full Risk Report

Planning Activity

Recent Apps

-CF61 1GX

Approval Rate

-12mo

Development

2025/01182/FUL
First floor side extension, garage conversion and single storey rear extension, and widening of the driveway.
Approved
2024/00598/1/CD
Discharge of Condition 3. (Materials Details) for planning ref 2024/00598/FUL - Proposed side extension with small pitched roof dormer and balcony to one elevation and single storey extension to opposite elevation to existing domestic dwellinghouse at Bridge House Farm, Llanmaes Road, Llanmaes
Approved
2024/01036/TCA
T1 Silver Birch: Removal of crossing branch systems and damaged/dead wood. T3 Sessile Oak: Crown lift. T6 Sweet Chestnut, T7 Flowering, Cherry T8 3x Sycamore: Crown reduction to upper scaffold with crown thinning and deadwood removed. Sycamore: 20% crown reduction, removal of dead and defected branches within the crown. T9 Field Maple: Coppice to a height of 1m. T10 Field Maple: Crown Raise
Approved

View Planning Timeline