8 Back Lane, Wickwar, Wotton-under-Edge, GL12 8NN

UPRN:597423Bungalow Property4 bedsBuilt -

FreeholdCouncil Tax: -EPC: D (57)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 1mo agoEPC· 1mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoSchools· 3mo agoAmenities· 3mo agoArea· Census 2021

8 Back Lane, Wickwar, Wotton-under-Edge, GL12 8NN

HP Score

/ 100

Strong

Verdict

today

BUY
Strong fundamentals
INVESTIGATE
Mixed signals - investigate
AVOID
High risk factors

Confidence

Medium

Sale Estimate

£374,000

£355k - £393kHigh

Estimate

£374k

Range

£355k – £393k

Rent Estimate (pcm)

£1,400

£1k - £2kMedium

Monthly

£1,400

Yield

AI Verdict

Derived from HomePortfolio scores

AI summary

8 Back Lane earns a INVESTIGATE rating with HP Score 65/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (18/100). Flood risk is rated low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

65/ 100

Moderate

Investment Score

57/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

18/ 100

Low

Transit & Bike

Low

Real Data

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 10 Sept 2026

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

Valuation edge18/40
claims [AVM +10.4% (HIGH)] → consensus +10.4% → credited 2.4% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 597423· as of 11 Aug 2026
Rental economics0.1/30
gross yield 5.0%; range width penalty ×0.77
- zoopla_valuationsrent estimate 1400/mo (range 1250-1550)· as of 11 Aug 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 10 Sept 2026· verify before relying on this
Seller motivation15/20
1 price cut(s), 156 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 10 Sept 2026
Risk & liquidity9.7/10
125 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£251,000£385,000

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£335,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,250-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £108,550
Net cash flow: -£161/mo
Cash on cash: -1.8%
Score at this price: 43

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - below 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

zoopla_valuationsestimate for 597423Valuation edge · as of 11 Aug 2026
zoopla_valuationsrent estimate 1400/mo (range 1250-1550)Rental economics · as of 11 Aug 2026
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 10 Sept 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 10 Sept 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 1400/mo (range 1250-1550)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. 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 discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
4. 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£374,000

Rent Estimate (pcm)£1,400

Gross Yield-

1y Growth-

3y Growth+1.7%

5y Growth+2.6%

10y Growth+4.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskLow
Subsidence2
RadonModerate
MiningUnknown
Landslide3
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GL12 8NN

Approval Rate

-12mo

Development

low

P25/02505/HH
Erection of a two storey and a single storey rear extension to form additional living accommodation (Part retrospective).
Conditions

View Planning Timeline

Ownership

Corporate Ownership76.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£36,920

Population Density150 /km²

Owner Occupied79%

Age Distribution

0-15 20%16-64 63%65+ 17%

View Area Profile

Schools Nearby

Alexander Hosea Primary School
0.2 mi
Good
St Andrew's Church of England Primary School, Cromhall
2.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Charfield Primary School
2.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Rangeworthy Church of England Primary School
2.6 mi
Inadequate

3 of 14 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

Cotswold Lodge Back Lane
-
£380k
-
16 Back Lane
-
£210k
-
2 Back Lane
-
£240k
-
22 Back Lane
-
£650k
-

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