The Laurels, Hillesley Road, Kingswood, Wotton-under-Edge, GL12 8RU

UPRN:100120533212Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (61)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 1mo agoRisk· 2y agoCrime· freshAmenities· 8mo agoArea· Census 2021

The Laurels, Hillesley Road, Kingswood, Wotton-under-Edge, GL12 8RU

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£416,000

£374k - £457kMedium

Estimate

£416k

Range

£374k – £457k

Rent Estimate (pcm)

£1,350

£1k - £2k

Monthly

£1,350

Yield

4.15%

Verdict

Derived from HomePortfolio scores

The Laurels earns an INVESTIGATE rating with HP Score 66/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (14/100). 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)Defra 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

14/ 100

Low

Transit & Bike

Transit 7Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 21 Oct 2026

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

Valuation edge2.5/15
claims [AVM +6.2% (MEDIUM), sold-comps +25.4%, £/sqft +25.4%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100120533212· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.5%· as of 11 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.83
- valuation_snapshotsrent estimate 1350/mo (range 1250-1500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -783/mo, -58% 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 21 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 58 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 21 Oct 2026
Risk & liquidity12.8/15
125 sales/12mo in area; valuation range width 20%
- 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

£292,500£448,500

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£390,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £127,800
Net cash flow: -£382/mo
Cash on cash: -3.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - 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 100120533212Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.5%Valuation edge · as of 11 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1500)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 21 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 21 Oct 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 1350/mo (range 1250-1500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 58 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. 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.
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£416,000

Rent Estimate (pcm)£1,350

Gross Yield4.15%

1y Growth-2.5%

3y Growth+0.2%

5y Growth+1.6%

10y Growth+3.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0GL12 8RU

Approval Rate

-12mo

Development

low

S.26/1656/TCA
SP1 - Scots Pine - Reduce height by approximately 2.5m - 3m & reduce lateral spread by approximately 1.5m to remove obstruction to pavement and road traffic.
Pending
S.26/1604/LBC
Alterations to fenestration, replacement rainwater goods, replacement front door, re-pointing and internal alterations
Pending
S.26/1589/TCA
Liquidambar Styraciflua - Crown lift to approx. 3m and reduce height and spread of canopy by approx. 2.5m.
Approved

View Planning Timeline