Spring Barn, Eastwood Park, Falfield, Wotton-under-Edge, GL12 8DA

UPRN:643893Detached House5 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: D (62)

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

Spring Barn, Eastwood Park, Falfield, Wotton-under-Edge, GL12 8DA

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,342,000

£1.27M - £1.41MHigh

Estimate

£1.34M

Range

£1.27M – £1.41M

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

4.12%

Verdict

Derived from HomePortfolio scores

Spring Barn earns an INVESTIGATE rating with HP Score 53/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (10/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

53/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

45/ 100

Elevated

Walkability

10/ 100

Low

Transit & Bike

Transit 3Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 +3.5% (HIGH), sold-comps -20.6%, £/sqft -20.6%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 643893· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 21.8%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.73
- valuation_snapshotsrent estimate 4450/mo (range 3900-4950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,323/mo, -52% 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), 113 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 & liquidity14.6/15
127 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

£971,000£1,489,000

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£1,295,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £3,900-£4,950

Interest rate5.4%

Loan to value75%

Cash required: £463,050
Net cash flow: -£1,290/mo
Cash on cash: -3.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.02 - 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_snapshotsestimate for 643893Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 21.8%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 4450/mo (range 3900-4950)Rental economics · as of 9 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 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 4450/mo (range 3900-4950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 113 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£1,342,000

Rent Estimate (pcm)£4,450

Gross Yield4.12%

1y Growth-

3y Growth+0.6%

5y Growth+2.0%

10y Growth+3.8%

Last Sold Price£800,000 (2017-03-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GL12 8DA

Approval Rate

100%12mo

Development

low

DOC26/00224
Discharge of condition 4 (Ecological Enhancements) and 6 (BNG) attached to permission P25/01390/F Demolition of existing 'Prison to Court Video Link building' and erection of a new Video Conferencing Centre (VCC) with associated ancillary development and landscaping.
Conditions
P26/00003/MOD
Removal of S106 obligation attached to PT16/6941/F.
Pending
P25/02998/NMA
Non-material amendment to planning permission P19/5320/RM to facilitate minor layout changes and amendments to House Type E1.
Approved

View Planning Timeline

Ownership

Corporate Ownership76.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-03-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density134 /km²

Owner Occupied76%

Age Distribution

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

View Area Profile

Schools Nearby

St Andrew's Church of England Primary School, Cromhall
1.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tortworth Primary School
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
New Siblands School
2.0 mi
OutstandingConcerns
Crossways Junior School
2.0 mi
Inspected as Crossways Junior School (URN 109040) on 25 Jun 2024

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

View All Schools

Comparables

View All

Laurel Cottage Eastwood Park
-
£452k
-
Home Farm House Eastwood Park
-
£745k
-
Spring Barn Eastwood Park
-
£800k
-
The Bothy Eastwood Park
-
£765k
-

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