Flat 14, 169 Wherstead Road, Ipswich, IP2 8JR

UPRN:10003877129Flat/Maisonette1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (70)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 14, 169 Wherstead Road, Ipswich, IP2 8JR

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£74,000

£71k - £78kHigh

Estimate

£74k

Range

£71k – £78k

Rent Estimate (pcm)

£450

£450 - £500

Monthly

£450

Yield

7.71%

Verdict

Derived from HomePortfolio scores

Flat 14 earns an INVESTIGATE rating with HP Score 60/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (70/100). 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

60/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

71/ 100

Elevated

Walkability

70/ 100

High

Transit & Bike

Transit 23Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 6 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +5.4% (HIGH), sold-comps +19.5%, £/sqft +19.2%] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10003877129· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 18.7%· as of 25 Oct 2026
Rental economics21.2/40
gross yield 7.7%; range width penalty ×0.98
- valuation_snapshotsrent estimate 450/mo (range 450-500)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -95/mo, -21% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 264 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 6 Nov 2026
Risk & liquidity14.7/15
276 sales/12mo in area; valuation range width 9%
- 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

£52,500£80,500

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£70,000

At the asking price

Monthly rent£450/mo

Evidenced range £450-£500

Interest rate5.4%

Loan to value75%

Cash required: £22,300
Net cash flow: £75/mo
Cash on cash: 4.1%
Score at this price: 38

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.90 - 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 10003877129Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 18.7%Valuation edge · as of 25 Oct 2026
valuation_snapshotsrent estimate 450/mo (range 450-500)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 450/mo (range 450-500)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£74,000

Rent Estimate (pcm)£450

Gross Yield7.71%

1y Growth-17.5%

3y Growth-0.7%

5y Growth+1.9%

10y Growth+3.5%

Last Sold Price£174,500 (2005-05-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0IP2 8JR

Approval Rate

-12mo

Development

low

26/00815/CON
Discharge of Condition 35 (Transport Assessment) and condition 39 (vehicular accesses) of application 17/00769/OUT: Outline application for the erection of up to 85 dwellings with associated landscaping, open space and ancillary infrastructure and works. All matters reserved except access.
Pending
26/00805/TALF
Works to tree protected by TPO 4 of 1993: Pollard tree to 6m above ground level.
Pending
26/00780/TALF
Works to tree protected by TPO 6 of 1998: Holm Oak (T1) - reduce crown by approx. 50% and reduce height by 5m.
Pending

View Planning Timeline

Ownership

Corporate Ownership72.7%
Overseas OwnershipNo
Lease Term Remaining97 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2005-05-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,928

Population Density6,629 /km²

Owner Occupied16%

Age Distribution

0-15 27%16-64 69%65+ 4%

View Area Profile

Schools Nearby

Hillside Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Stoke High School - Ormiston Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Halifax Primary School
0.5 mi
Inspected as Halifax Primary School (URN 124670) on 6 Oct 2015
University of Suffolk
0.7 mi
-

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

169 Wherstead Road
-
£85k
-
169 Wherstead Road
-
£66k
-
169 Wherstead Road
-
£80k
-
163 Wherstead Road
-
£85k
-

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