Mulberry House, Witham Friary, Frome, BA11 5HF

UPRN:250055033Detached House6 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

Data freshness:Listing· freshPlanning· 4mo agoRisk· 2y agoAmenities· 1mo agoArea· Census 2021

Mulberry House, Witham Friary, Frome, BA11 5HF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,216,000

£1.16M - £1.28MHigh

Estimate

£1.22M

Range

£1.16M – £1.28M

Rent Estimate (pcm)

£3,750

£3k - £4k

Monthly

£3,750

Yield

3.60%

Verdict

Derived from HomePortfolio scores

Mulberry House earns an INVESTIGATE rating with HP Score 49/100. Investment score 41/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (10/100). 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 SourcesPortal 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

49/ 100

Mixed

Investment Score

41/ 100

Mixed

Crime Score

17/ 100

Moderate

Walkability

10/ 100

Low

Transit & Bike

Transit 3Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 23 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -2.8% (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 9 Oct 2026
- valuation_snapshotsestimate for 250055033· as of 9 Oct 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.67
- valuation_snapshotsrent estimate 3750/mo (range 3250-4250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,647/mo, -71% 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 23 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 421 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 23 Oct 2026
Risk & liquidity14.6/15
431 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,750/mo

Evidenced range £3,250-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,623/mo
Cash on cash: -4.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - 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

valuation_snapshotsestimate for 250055033Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3750/mo (range 3250-4250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 23 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 23 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3750/mo (range 3250-4250)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 421 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. 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£1,216,000

Rent Estimate (pcm)£3,750

Gross Yield3.60%

1y Growth-

3y Growth-0.7%

5y Growth+0.0%

10y Growth+3.6%

Last Sold Price£858,000 (2017-10-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BA11 5HF

Approval Rate

-12mo

Development

low

2026/0141/PAH
Demolition of existing single storey rear extension replacing it with a new single storey flat roofed extension (amended 24.02.2026)
Approved
2026/0129/HSE
Rear extension and remodel
Pending
2025/1303/HSE
Demolish existing extension, replace with single storey extension, demolish porch & replace with window, alter openings to the existing garage building.
Approved

View Planning Timeline

Ownership

Corporate Ownership66.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-10-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density-

Owner Occupied74%

Age Distribution

0-15 16%16-64 58%65+ 26%

View Area Profile

Schools Nearby

Upton Noble CofE VC Primary School
2.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Nunney First School
2.6 mi
-
Christ Church First School
4.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
All Hallows School
4.2 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Cedar Barn
-
£765k
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Cedar Barn
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£765k
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51
-
£435k
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Holly Cottage
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£773k
-

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