22 James Counsell Way, Stoke Gifford, Bristol, BS34 8AQ

UPRN:667249Mid Terrace House4 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band DEPC: C (79)

Data freshness:Listing· freshPlanning· 3mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

22 James Counsell Way, Stoke Gifford, Bristol, BS34 8AQ

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

£399,000

£379k - £419kHigh

Estimate

£399k

Range

£379k – £419k

Rent Estimate (pcm)

£2,600

£3k - £3k

Monthly

£2,600

Yield

7.80%

Verdict

Derived from HomePortfolio scores

22 James Counsell Way earns an INVESTIGATE rating with HP Score 59/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (12/100). 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

59/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

12/ 100

Low

Transit & Bike

Transit 13Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 3 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM -0.3% (HIGH), sold-comps +4.1%, £/sqft +4.0%] → measured edge +0.50pp 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 667249· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%· as of 28 Oct 2026
Rental economics22.4/40
gross yield 7.8%; range width penalty ×1.00
- valuation_snapshotsrent estimate 2600/mo (range 2500-2750)· as of 12 Oct 2026· verify before relying on this
Stress margin3.6/30
stressed cash flow +94/mo, +4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 36 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 3 Nov 2026
Risk & liquidity14.6/15
410 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 sensitivityScores 70+ up to £320,000

£300,000£460,000

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£400,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,500-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £450/mo
Cash on cash: 4.1%
Score at this price: 43

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.93 - 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 667249Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.1%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 2600/mo (range 2500-2750)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

Risks

What could kill this deal

Rental economics needs verification before you rely on it
rent estimate 2600/mo (range 2500-2750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 36 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 →flood, subsidence, crime, environment - the full domain

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. Set your walk-away price before viewing - above £320,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£399,000

Rent Estimate (pcm)£2,600

Gross Yield7.80%

1y Growth-

3y Growth-2.0%

5y Growth+2.7%

10y Growth+3.9%

Last Sold Price£227,995 (2014-04-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1BS34 8AQ

Approval Rate

0%12mo

Development

low

P26/02490/F
Installation of 1no. condenser unit and associated pipework within the existing storage shelter on the southern elevation.
Pending
P26/02182/F
Installation of 1no. air handling unit, and associated pipework mounted on a concrete base to the east-facing elevation.
Pending
P26/00009/MOD
Deed of variation to modify the Mortgagee Exclusion Clause (MEC) within the S106 agreement attached to PT06/1001/O (appeal reference APP/P0119/A/07/2035178)
Pending

View Planning Timeline

Ownership

Corporate Ownership66.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-04-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,002

Population Density3,119 /km²

Owner Occupied41%

Age Distribution

0-15 14%16-64 78%65+ 8%

View Area Profile

Schools Nearby

Abbeywood Community School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
University of the West of England, Bristol
0.6 mi
-
St Michael's Church of England Primary School, Stoke Gifford
0.7 mi
Good
Wallscourt Farm Academy
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

14 James Counsell Way
-
£423k
-
23 James Counsell Way
-
£523k
-
21 James Counsell Way
-
£418k
-
27 James Counsell Way
-
£588k
-

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