Hackett Barn, Lower Tockington Road, Tockington, Bristol, BS32 4LE

UPRN:647258Detached HouseBeds -Built -

FreeholdCouncil Tax: Band CEPC: -

Data freshness:Price Paid· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Hackett Barn, Lower Tockington Road, Tockington, Bristol, BS32 4LE

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£666,000

£533k - £799kLow

Estimate

£666k

Range

£533k – £799k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

2.33%

Verdict

Derived from HomePortfolio scores

Hackett Barn earns an INVESTIGATE rating with HP Score 62/100. Investment score 47/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (11/100). 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 SourcesPortal 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

62/ 100

Mixed

Investment Score

47/ 100

Mixed

Crime Score

14/ 100

Low

Walkability

11/ 100

Low

Transit & Bike

Transit 8Bike 23

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£1,495,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,650-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £543,050
Net cash flow: -£3,038/mo
Cash on cash: -6.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.57 - 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£666,000

Rent Estimate (pcm)£2,900

Gross Yield2.33%

1y Growth-

3y Growth+0.1%

5y Growth+2.3%

10y Growth+3.6%

Last Sold Price£305,000 (2009-05-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS32 4LE

Approval Rate

-12mo

Development

low

P26/02335/TCA
Works to 1no Yew Tree to crown reduce by 3m within Tockington Conservation Area.
Pending
DOC26/00356
Discharge of condition 2 (Materials) attached to planning permission P26/01313/HH. Demolition and reconstruction of existing boundary wall.
Pending
P26/01779/TCA
Works to Crown reduce 1no. Horse Chestnut Tree (T1) by 3-4metres and crown thin by 4 metres. Reduce height of 1no. Horse Chestnut Tree (T2) by 4-7 metres and lateral spread by 1-2 metres. Remove both lateral limbs of 1no. Cherry tree (T3). All Trees situated within Olveston Conservation Area.
Approved

View Planning Timeline