13 Mazion, 351–353 Ringwood Road, Poole, BH12 4LS

UPRN:10001090973Converted Flat1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band AEPC: C (79)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

13 Mazion, 351–353 Ringwood Road, Poole, BH12 4LS

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£122,000

£116k - £128kHigh

Estimate

£122k

Range

£116k – £128k

Rent Estimate (pcm)

£600

£550 - £600

Monthly

£600

Yield

6.26%

Verdict

Derived from HomePortfolio scores

13 Mazion earns an INVESTIGATE rating with HP Score 65/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (57/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

48/ 100

Elevated

Walkability

57/ 100

Moderate

Transit & Bike

Transit 26Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge0/15
claims [AVM +5.7% (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 12 Oct 2026
- valuation_snapshotsestimate for 10001090973· as of 12 Oct 2026
Rental economics10.1/40
gross yield 6.3%; range width penalty ×1.00
- valuation_snapshotsrent estimate 600/mo (range 550-600)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -297/mo, -49% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 29 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 3 Nov 2026
Risk & liquidity0/15
lease 77 years (under 80): most lenders refuse it - risk scores nothing; 356 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo
- listing_factslease 77 years remaining (advert)· as of 3 Nov 2026

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

£86,000£132,000

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£115,000

At the asking price

Monthly rent£600/mo

Evidenced range £550-£600

Interest rate5.4%

Loan to value75%

Cash required: £35,800
Net cash flow: £27/mo
Cash on cash: 0.9%
Score at this price: 10

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.55 - 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

valuation_snapshotsestimate for 10001090973Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 600/mo (range 550-600)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity
listing_facts

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 600/mo (range 550-600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 29 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£122,000

Rent Estimate (pcm)£600

Gross Yield6.26%

1y Growth-

3y Growth-2.1%

5y Growth+1.4%

10y Growth+2.8%

Last Sold Price£115,000 (2026-02-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BH12 4LS

Approval Rate

-12mo

Development

low

P/26/04832/HOU
Retrospective application for permission to retain the reduced boundary fence at a height of 1.8 metres
Pending
P/26/04814/CONDR
Variation of condition 2 (Plans list) of planning permission APP/21/01478/F (Single storey rear and side extension) for modification to the rear extension roof to correct the encroachment on the boundary
Pending
P/26/04694/HOU
Proposed single storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership66.3%
Overseas OwnershipNo
Lease Term Remaining76 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2026-02-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,848

Population Density2,904 /km²

Owner Occupied69%

Age Distribution

0-15 18%16-64 63%65+ 19%

View Area Profile

Schools Nearby

St Aldhelm's Academy
0.6 mi
Inspected as St Aldhelm's Academy (URN 136206) on 10 Mar 2026
Winchelsea School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Livingstone Road Junior School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Livingstone Road Infant School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Mazion, 351 - 353 Ringwood Road
-
£115k
-
Mazion, 351 - 353 Ringwood Road
-
£120k
-
Mazion, 351 - 353 Ringwood Road
-
£77k
-
Mazion, 351 - 353 Ringwood Road
-
£120k
-

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