91 Bell Hill Road, Bristol, BS5 7LY

UPRN:90280End Terrace House2 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: D (57)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£299,000

£284k - £314kHigh

Estimate

£299k

Range

£284k – £314k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

7.03%

Verdict

Derived from HomePortfolio scores

91 Bell Hill Road earns an INVESTIGATE rating with HP Score 65/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (79/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

60/ 100

Elevated

Walkability

79/ 100

High

Transit & Bike

Transit 23Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing 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 +3.0% (HIGH), sold-comps -10.7%, £/sqft -10.5%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 90280· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.2%· as of 27 Oct 2026
Rental economics15.7/40
gross yield 7.0%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1700/mo (range 1600-1800)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -104/mo, -6% 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), 103 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
618 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

£217,500£333,500

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£290,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,600-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £92,800
Net cash flow: £198/mo
Cash on cash: 2.6%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.74 - 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 90280Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.2%Valuation edge · as of 27 Oct 2026
valuation_snapshotsrent estimate 1700/mo (range 1600-1800)Rental economics · as of 10 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 1700/mo (range 1600-1800)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 103 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£299,000

Rent Estimate (pcm)£1,700

Gross Yield7.03%

1y Growth-

3y Growth+0.7%

5y Growth+3.1%

10y Growth+4.6%

Last Sold Price£120,000 (2005-03-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BS5 7LY

Approval Rate

-12mo

Development

low

26/13409/F
Erection of a detached dwellinghouse.
Pending
26/13305/H
Erection of a first floor rear extension to form additional living accommodation. Alterations to the existing rear door and window openings.
Pending
26/13280/F
External alterations to the northern elevation and existing school entrance area, including the installation of a new freestanding entrance canopy, the conversion of an existing window opening to a doorway to create a revised reception entrance, revised cycle and scooter storage provision, new boundary railings and gates, seating, planters, and associated external works.
Pending

View Planning Timeline

Ownership

Corporate Ownership73.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-03-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,051

Population Density7,137 /km²

Owner Occupied63%

Age Distribution

0-15 16%16-64 69%65+ 15%

View Area Profile

Schools Nearby

Air Balloon Hill Primary School
0.2 mi
Good
Summerhill Infant School
0.4 mi
Good
Summerhill Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Speedwell Nursery School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

77 Bell Hill Road
-
£138k
-
85B Bell Hill Road
-
£206k
-
71 Bell Hill Road
-
£362k
-
83 Bell Hill Road
-
£395k
-

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