28 Somerset Street, Kingsdown, Bristol, BS2 8LZ

UPRN:83706Mid Terrace House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: D (66)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

28 Somerset Street, Kingsdown, Bristol, BS2 8LZ

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,245,000

£1.18M - £1.31MHigh

Estimate

£1.25M

Range

£1.18M – £1.31M

Rent Estimate (pcm)

£7,650

£7k - £8k

Monthly

£7,650

Yield

7.81%

Verdict

Derived from HomePortfolio scores

28 Somerset Street earns an INVESTIGATE rating with HP Score 78/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (97/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

44/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 83Bike 73

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 +5.6% (HIGH)] → 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 83706· as of 12 Oct 2026
Rental economics21.1/40
gross yield 7.8%; range width penalty ×0.94
- valuation_snapshotsrent estimate 7650/mo (range 7150-8150)· as of 12 Oct 2026· verify before relying on this
Stress margin7/30
stressed cash flow +536/mo, +7% 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: 1 price cut(s), 172 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 & liquidity14.6/15
166 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 £940,000

£881,000£1,351,000

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£1,175,000

At the asking price

Monthly rent£7,650/mo

Evidenced range £7,150-£8,150

Interest rate5.4%

Loan to value75%

Cash required: £415,050
Net cash flow: £1,331/mo
Cash on cash: 3.8%
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 83706Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 7650/mo (range 7150-8150)Rental economics · as of 12 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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 7650/mo (range 7150-8150)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 172 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. Set your walk-away price before viewing - above £940,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£1,245,000

Rent Estimate (pcm)£7,650

Gross Yield7.81%

1y Growth-

3y Growth+4.7%

5y Growth+1.1%

10y Growth+3.4%

Last Sold Price£500,000 (2015-07-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3BS2 8LZ

Approval Rate

100%12mo

Development

low

26/13662/F
Demolition of commercial building and construction of two storey 3 bedroom dwelling
Pending
26/13769/COND
Application for approval of details reserved by condition no. 2 (Detail drawings) of permission 24/02617/LA - Render works. Replacement of windows like for like. Roof works. Safety barrier to roof. Internal works.
Conditions
26/13680/COND
Application for approval of details reserved by condition no. 2 (Detail drawings) of permission 24/02616/F - Render works. Replacement of windows like for like. Roof works. Safety barrier to roof. Internal works.
Pending

View Planning Timeline

Ownership

Corporate Ownership50.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-07-24
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£34,051

Population Density-

Owner Occupied44%

Age Distribution

0-15 9%16-64 79%65+ 12%

View Area Profile

Schools Nearby

North Bristol Post 16 Centre
0.2 mi
-
Cotham Gardens Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
E-ACT Montpelier High School
0.3 mi
Inspected as Montpelier High School (URN 135581) on 23 Mar 2022
Cotham School
0.3 mi
Good

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

100 Somerset Street
-
£266k
-
18 Somerset Street
-
£900k
-
19 Somerset Street
-
£885k
-
28 Somerset Street
-
£500k
-

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