1 Church Meadows, Waldringfield, Woodbridge, IP12 4QG

UPRN:10002228508Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band FEPC: C (71)

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

1 Church Meadows, Waldringfield, Woodbridge, IP12 4QG

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£779,000

£740k - £818kHigh

Estimate

£779k

Range

£740k – £818k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

4.08%

Verdict

Derived from HomePortfolio scores

1 Church Meadows earns an INVESTIGATE rating with HP Score 65/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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 NationsMarket 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 5Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 29 Oct 2026

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

Valuation edge0/15
claims [AVM +3.7% (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 9 Oct 2026
- valuation_snapshotsestimate for 10002228508· as of 9 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.69
- valuation_snapshotsrent estimate 2550/mo (range 2250-2900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,420/mo, -56% 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 29 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 56 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 29 Oct 2026
Risk & liquidity14.6/15
273 sales/12mo in area; valuation range width 10%
- 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

£562,500£862,500

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£750,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,250-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£766/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): 1.01 - 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 10002228508Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2250-2900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2550/mo (range 2250-2900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 56 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£779,000

Rent Estimate (pcm)£2,550

Gross Yield4.08%

1y Growth-

3y Growth-2.1%

5y Growth-0.9%

10y Growth+2.1%

Last Sold Price£585,000 (2017-10-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IP12 4QG

Approval Rate

-12mo

Development

low

DC/26/3706/FUL
Use of existing annex for holiday let accommodation
Pending
DC/26/3357/FUL
Extension to existing annex/garage to provide an implement store and construction of a tennis court
Pending
DC/26/3091/VOC
Variation of Condition No. 2 of DC/26/0031/FUL - Extension to existing garage/annexe building and formation of a new vehicular access (existing 2 number accesses to be sealed). - Change approved drawings 6584 1B and 6584 5 to 6584 1D and 6584 8
Pending

View Planning Timeline

Ownership

Corporate Ownership74.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-10-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

23 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,261

Population Density-

Owner Occupied78%

Age Distribution

0-15 12%16-64 56%65+ 32%

View Area Profile

Schools Nearby

Waldringfield Primary School
0.1 mi
Inspected as Waldringfield Primary School (URN 124615) on 13 Jun 2023
Birchwood Primary School
2.3 mi
Outstanding
Bucklesham Primary School
2.4 mi
Good
Martlesham Primary Academy
2.5 mi
Good

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

River Cottage, 5 Church Meadows
-
£575k
-
2 Church Meadows
-
£585k
-
1 Church Meadows
-
£585k
-
Meadow View, 4 Church Meadows
-
£585k
-

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