Highbury, Talbots End, Cromhall, Wotton-under-Edge, GL12 8AJ

UPRN:582443Detached House5 bedsBuilt 1976-1982

FreeholdCouncil Tax: -EPC: C (77)AI-Powered Intelligence

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

Highbury, Talbots End, Cromhall, Wotton-under-Edge, GL12 8AJ

HP Score

/ 100

Strong

Verdict

today

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

Confidence

Medium

Sale Estimate

£695,000

£660k - £730kHigh

Estimate

£695k

Range

£660k – £730k

Rent Estimate (pcm)

£2,600

£2k - £3kMedium

Monthly

£2,600

Yield

AI Verdict

Derived from HomePortfolio scores

AI summary

Highbury earns a INVESTIGATE rating with HP Score 67/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (22/100). 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 signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

67/ 100

Moderate

Investment Score

57/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

22/ 100

Low

Transit & Bike

Low

Real Data

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 12 Sept 2026

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

Valuation edge18/40
claims [AVM +36.7% (HIGH)] → consensus +36.7% → credited 3.0% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 582443· as of 11 Aug 2026
Rental economics17/30
gross yield 7.1%; range width penalty ×0.82
- zoopla_valuationsrent estimate 2600/mo (range 2350-2850)· as of 11 Aug 2026· verify before relying on this
Seller motivation0/20
0 price cut(s), 47 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 12 Sept 2026
Risk & liquidity9.8/10
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

£352,000£506,000

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£440,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,350-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £145,300
Net cash flow: £315/mo
Cash on cash: 2.6%
Score at this price: 45

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.75 - 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

zoopla_valuationsestimate for 582443Valuation edge · as of 11 Aug 2026
zoopla_valuationsrent estimate 2600/mo (range 2350-2850)Rental economics · as of 11 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 2600/mo (range 2350-2850)

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. 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.
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£695,000

Rent Estimate (pcm)£2,600

Gross Yield-

1y Growth-

3y Growth+1.7%

5y Growth+2.6%

10y Growth+4.5%

Last Sold Price£380,000 (2013-07-12)

View Market Details

Risk Overview

Flood RiskLow
Subsidence2
RadonModerate
MiningUnknown
Landslide2
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GL12 8AJ

Approval Rate

-12mo

Development

low

P24/01125/LB
Internal alterations to first floor to install partition walls. External alterations to north elevation to replace garage doors with vertical boarding and install 1no roof light. South elevation to install 2no doors, 1no roof lights and 1no window. West elevation to install 3no windows, 2 no door...
Conditions
P24/01002/NMA
Non material Alterations to permission P22/05321/F to add 1no. ground floor window in a historic opening and addition of brickwork surround to approved new bullseye window.
Rejected
DOC24/00119
Discharge of Condition 4 (detailed design elements) Condition 5 (Tiles) Condition 6 (Stonework) Condition 7 (Repointing) Condition 8 (Mitigation measures) and Condition 10 (Lighting) attached to planning permission P22/05321/F Conversion of existing stables to form 1no. annexe, to include single...
Decided

View Planning Timeline

Ownership

Corporate Ownership76.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-07-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£36,920

Population Density-

Owner Occupied70%

Age Distribution

0-15 13%16-64 70%65+ 17%

View Area Profile

Schools Nearby

St Andrew's Church of England Primary School, Cromhall
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tortworth Primary School
1.5 mi
-
Charfield Primary School
1.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Alexander Hosea Primary School
2.3 mi
Good

2 of 13 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

Hospital Cottage Talbots End
-
£395k
-
The Brew House Talbots End
-
£440k
-
Talbots End House Talbots End
-
£960k
-
Talebrook
-
£460k
-

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