Property Assessment

What you can't see on Rightmove

A property listing tells you what the seller wants you to see. It doesn't mention that the garden floods every winter, that a planning application to build a block of flats next door was submitted last month, or that the EPC certificate reveals £6,000 annual energy bills.

OfferHound checks 12 official data sources and surfaces every material flag — ranked by severity so you can assess quickly what needs attention.

⚠️

OfferHound checks 12 official data sources — Environment Agency, EPC Register, Land Registry, local planning portals, and more — and surfaces every material flag ranked by severity so you can assess what needs attention before you commit.

Low risk

Flood risk

Zone 1 — less than 0.1% annual probability of flooding.

Attention

Planning history

Refused rear extension (2021) limits future development potential.

Attention

EPC rating

Rated D (56). Est. £4,800–£6,200 annual energy cost. Improvement works recommended.

Clear

Nearby development

No material planning applications within 200m in the last 24 months.

Planning Application History

All applications at the target address and within 200m, sourced from the local authority planning portal. We check for refused extensions (limits future works), enforcement notices, and nearby developments that could affect outlook or amenity.

Ref	Address	Description	Date	Decision
BCC/2021/04712	Target property	Single-storey rear kitchen extension (3.6m projection)	Oct 2021	REFUSED
BCC/2019/08831	Target property	Loft conversion with dormer window to rear	Mar 2019	APPROVED
BCC/2024/11204	Adjacent (No. 16)	Outbuilding / garden office in rear garden	Jan 2024	APPROVED
BCC/2023/07190	150m north	Change of use from B1 office to 8 residential flats	Jun 2023	APPROVED
BCC/2022/05543	190m east	Erection of 3-storey mixed-use development	Sep 2022	REFUSED

⚠ Attention: Refused rear extension (2021)

The council refused a 3.6m kitchen extension citing impact on neighbouring amenity. A revised application was never submitted. This limits future rear extension potential — worth flagging to your solicitor and factoring into your renovation budget.

✓ No material nearby development risk

The nearby office conversion (150m, 8 flats) is approved and under construction — this is unlikely to affect outlook or amenity. The refused 3-storey scheme 190m east is now dead. No live applications within 200m.

Understanding the EPC rating

The Energy Performance Certificate tells you far more than just the energy rating — it also confirms the property's floor area, construction type, and lists specific improvement recommendations.

D ← This property

Current score

56 / 100 (D)

Potential score (post-works)

72 / 100 (C)

Est. annual energy cost

£4,800–£6,200

Improvement recommendations

Loft insulation upgrade Est. cost: £400–£600

High-efficiency boiler replacement Est. cost: £3,000–£4,500

Cavity wall insulation Est. cost: £1,200–£2,000

Flood Risk Assessment

Environment Agency flood zone mapping + real-time event monitoring

Low Risk — Zone 1

<0.1%

Annual flood probability

None

EA alerts (500m radius)

Flood events (10 years)

We also check for real-time Environment Agency flood events within 500m of the property at the time the report is generated. This catches temporary but material flood situations not shown in static zone data.