A real report for a home near Worcester WR5, with the address hidden
2 bed · Flat · 86 m² · Leasehold
Worth a closer look before you offer.
Several things here are worth factoring into your price — none are deal-breakers, but they add up.
Suggested offer
Asking £350,000
10-year costs
Recommended items
Market
Local temperature
Worth knowing
4 checks clear
Before you offer
Worth knowing
Only the points that need weighing. Everything else checked out.
Planning
Conservation areaThe home sits within a conservation area (Worcester and Birmingham Canal), which limits some permitted-development changes — worth knowing if you plan to alter the exterior, not a cost today.
Crime rate
Above averageCrime in the immediate area runs above the city average. Check the categories on data.police.uk — the rate can be driven by a single category rather than broad risk.
Also checked · all clear
Valuation
How we got to your offer
There are no recent sales on this street, but similar homes for sale nearby are priced around £3,169/m² against £4,070/m² here. Part of that premium may be justified by the position, outlook or building, so the offer applies only half of it.
Show the maths
Market temperature
SteadyHomes near here tend to sell close to, not above, asking. A well-evidenced offer slightly below is reasonable rather than ambitious.
How it's measured
Nearby listings via HomeData · HM Land Registry house price index for Worcester · Bank of England
Against the area
Asking vs median
£/m² vs median
£4,070/m²
50 active listings nearby, 43 with similar bedrooms.
Sale history & price outlook
Outlook grows the asking price at the 3.8% 10-year average for Worcester (HM Land Registry house price index). Illustrative only: past growth doesn't predict future prices.
Land Registry sales can lag completion by 6–8 weeks. These figures guide negotiation; they aren't a formal valuation.
Running the home
Likely costs over 10 years
Little is pressing here. These are mostly optional improvements and routine upkeep — the recommended line is small, which is why your suggested offer lands close to asking.
Typical UK ranges, not quotes.
Score
How the 77 breaks down
Flood risk
Low risk
Ground stability
Low (BGS)
Broadband
5500 Mbps
Energy (EPC)
C · 76
Schools
Good
Planning
Listed building
Crime
Above average
Price vs comps
No data
The plot
Land, light and solar
Map hidden in this sample
Your report shows the Land Registry title boundary on a satellite map. This plot is 173 m².
Garden faces West
Summer solstice
03:54–20:26
Spring equinox
06:19–18:15
Winter solstice
08:23–15:52
Times in UTC; add an hour in summer. Aspect from the plot boundary.
Solar potential
System
Saves
Generates
Payback
HomeData's estimate for this roof. A rough guide, not a quote.
Neighbourhood
Schools, connections and getting about
Schools nearby
Ofsted ratings
Connectivity
Broadband · Ofcom
If you let it
Rental potential
Monthly rent
Range £650–£1,050
Gross yield
High confidence · 34 lets
From 34 comparable lets nearby. Gross, before mortgage, fees and voids.
Make the offer
Your letter to the agent
Drafted from the data: confident where the home is strong, evidenced where it isn't. Edit anything.
Next steps
Can you afford it?
Your likely monthly repayment, and a mortgage adviser to check it with.
~£1,751
/ month
25-year term at a 4.5% example rate. Indicative only: your actual rate depends on your circumstances.
Dan Knott
Free callMortgage adviser · host of the Let's Buy a Home podcast
With a 10% deposit, rates are usually higher and the choice of deals is narrower. Dan can find what's available to you.
All the data on this home
Property identity
Valuation & history
Energy & fabric
Environmental risk
Planning & legal
Neighbourhood
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