27A Tockington Lane, Almondsbury, Bristol, BS32 4DZ

UPRN:651986Semi-Detached House3 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band BEPC: D (60)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

27A Tockington Lane, Almondsbury, Bristol, BS32 4DZ

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

£410,000

£390k - £431kHigh

Estimate

£410k

Range

£390k – £431k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

6.07%

Verdict

Derived from HomePortfolio scores

27A Tockington Lane earns an INVESTIGATE rating with HP Score 64/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (28/100). 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

64/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

22/ 100

Moderate

Walkability

28/ 100

Low

Transit & Bike

Transit 7Bike 28

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +1.2% (HIGH), sold-comps -22.7%, £/sqft -22.7%] → 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 651986· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 15.2%· as of 21 Oct 2026
Rental economics7.8/40
gross yield 6.1%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2050/mo (range 1900-2200)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -332/mo, -16% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 78 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 31 Oct 2026
Risk & liquidity14.6/15
272 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

£304,000£465,500

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£405,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £133,050
Net cash flow: £52/mo
Cash on cash: 0.5%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.50 - 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 651986Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 15.2%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 2050/mo (range 1900-2200)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 2050/mo (range 1900-2200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 78 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. 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.
3. 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£410,000

Rent Estimate (pcm)£2,050

Gross Yield6.07%

1y Growth-

3y Growth+0.1%

5y Growth+2.3%

10y Growth+3.6%

Last Sold Price£285,000 (2020-02-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BS32 4DZ

Approval Rate

-12mo

Development

low

P26/02361/HH
Conversion of existing garage to provide an annex of accommodation associated to the main dwellinghouse and associated works. (Resubmission of Application P25/00602/HH).
Pending
P26/02346/TRE
Works to 1no Copper Beech Tree to cut back branches overhanging by 2-3 metres covered by Tree Preservation Order SGTPO10/10 dated 15th September 2010.
Pending
P26/02232/NMA
Non material amendments to permission P23/03505/F to alter the building forms, openings and finishes and to amend the yard layouts.
Approved

View Planning Timeline

Ownership

Corporate Ownership52.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-02-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density346 /km²

Owner Occupied80%

Age Distribution

0-15 19%16-64 60%65+ 21%

View Area Profile

Schools Nearby

Almondsbury Church of England Primary School
0.3 mi
Outstanding
Patchway Community School
1.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Coniston Primary School
1.3 mi
Good
Holy Trinity Primary School
1.3 mi
Good

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

View All Schools

Comparables

View All

21 Tockington Lane
-
£485k
-
27 Tockington Lane
-
£365k
-
27 Tockington Lane
-
£360k
-
27B Tockington Lane
-
£328k
-

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