38 Greenlands Way, Bristol, BS10 7PH

UPRN:761Semi-Detached HouseBeds -Built 1950-1966

Tenure: -Council Tax: Band CEPC: C (69)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£396,000

£376k - £415kHigh

Estimate

£396k

Range

£376k – £415k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

7.71%

Verdict

Derived from HomePortfolio scores

38 Greenlands Way earns an INVESTIGATE rating with HP Score 55/100. Investment score 49/100 reflects below-average fundamentals. Crime intensity is elevated. Walkability is limited (51/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

55/ 100

Mixed

Investment Score

49/ 100

Mixed

Crime Score

67/ 100

Elevated

Walkability

51/ 100

Moderate

Transit & Bike

Transit 14Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +11.6% (HIGH), sold-comps -8.7%, £/sqft -8.6%] → 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 761· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.7%· as of 4 Nov 2026
Rental economics21.2/40
gross yield 7.7%; range width penalty ×0.98
- valuation_snapshotsrent estimate 2250/mo (range 2100-2350)· as of 9 Oct 2026· verify before relying on this
Stress margin2.1/30
stressed cash flow +47/mo, +2% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 58 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 & liquidity14.7/15
248 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 £271,000

£262,500£402,500

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£350,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,100-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: £376/mo
Cash on cash: 4.0%
Score at this price: 38

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.90 - 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 761Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.7%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2250/mo (range 2100-2350)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 reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2250/mo (range 2100-2350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 58 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. Set your walk-away price before viewing - above £271,000 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£396,000

Rent Estimate (pcm)£2,250

Gross Yield7.71%

1y Growth-

3y Growth+1.5%

5y Growth+4.0%

10y Growth+4.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BS10 7PH

Approval Rate

-12mo

Development

low

P26/02456/CLP
Erection of single storey rear extension.
Pending
P26/02445/HH
Erection of front extension to form double height porch. Single storey rear ground and first floor extensions to form additional living accommodation. Alterations to the roof and fenestration.
Pending
P26/02047/CLP
Erection of hip to gable roof extension and installation of 2no. rear dormers to facilitate loft conversion.
Rejected

View Planning Timeline

Ownership

Corporate Ownership86.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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£34,051

Population Density4,687 /km²

Owner Occupied43%

Age Distribution

0-15 24%16-64 64%65+ 12%

View Area Profile

Schools Nearby

Henbury Court Primary Academy
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Blaise High School
0.3 mi
Good
North Star 82°
0.5 mi
Good
Blaise Primary and Nursery School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

42 Greenlands Way
-
£390k
-
40 Greenlands Way
-
£416k
-
35 Greenlands Way
-
£305k
-
43 Greenlands Way
-
£250k
-

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