164 Westerleigh Road, Emersons Green, Bristol, BS16 7AN

UPRN:660967Detached House4 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band DEPC: C (78)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

164 Westerleigh Road, Emersons Green, Bristol, BS16 7AN

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£488,000

£463k - £512kHigh

Estimate

£488k

Range

£463k – £512k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

6.40%

Verdict

Derived from HomePortfolio scores

164 Westerleigh Road earns an INVESTIGATE rating with HP Score 75/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (59/100). 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 listingsMarket estimates (third-party AVM)Defra 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

75/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

59/ 100

Moderate

Transit & Bike

Transit 20Bike 58

Walk Score, out of 100

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 +7.8% (HIGH), sold-comps -2.3%, £/sqft -2.2%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 660967· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.3%· as of 31 Oct 2026
Rental economics10.2/40
gross yield 6.4%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2400/mo (range 2250-2600)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -264/mo, -11% 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: 1 price cut(s), 117 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 & liquidity14.6/15
925 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,250-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £143/mo
Cash on cash: 1.2%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - 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 660967Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.3%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 2400/mo (range 2250-2600)Rental economics · as of 12 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 2400/mo (range 2250-2600)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 117 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£488,000

Rent Estimate (pcm)£2,400

Gross Yield6.40%

1y Growth-

3y Growth+1.0%

5y Growth+2.5%

10y Growth+3.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BS16 7AN

Approval Rate

-12mo

Development

low

P26/02474/HH
Erection of single storey link extension to existing detached garage to form ancillary annexe.
Pending
P26/02323/HH
Conversion of existing garage to form additional living accommodation. Erection of detached garage. (Part Retrospective).
Pending
P26/02201/PNH
The erection of a single storey rear extension, which would extend beyond the rear wall of the original house by 4.5m, for which the maximum height would be 3.54m, and for which the height of the eaves would be 2.8m.
Pending

View Planning Timeline

Ownership

Corporate Ownership75.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density-

Owner Occupied79%

Age Distribution

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

View Area Profile

Schools Nearby

Blackhorse Primary School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.
Emersons Green Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Downend School
0.4 mi
-
St Augustine of Canterbury Catholic Primary School
0.5 mi
Report card2025
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

168 Westerleigh Road
-
£320k
-
170 Westerleigh Road
-
£410k
-
168A Westerleigh Road
-
£260k
-
168A Westerleigh Road
-
£175k
-

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