6 Bruff Road, Ipswich, IP2 8GY

UPRN:10003879995Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band AEPC: C (77)

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

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£121,000

£115k - £127kHigh

Estimate

£121k

Range

£115k – £127k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

7.83%

Verdict

Derived from HomePortfolio scores

6 Bruff Road earns an INVESTIGATE rating with HP Score 79/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 31Bike 71

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 9 Nov 2026

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

Valuation edge2.5/15
claims [AVM +5.0% (HIGH), sold-comps +11.5%, £/sqft +11.3%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10003879995· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11%· as of 24 Oct 2026
Rental economics21.1/40
gross yield 7.8%; range width penalty ×0.93
- valuation_snapshotsrent estimate 750/mo (range 700-800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -174/mo, -23% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 210 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 9 Nov 2026
Risk & liquidity14.7/15
276 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

£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£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £35,800
Net cash flow: £131/mo
Cash on cash: 4.4%
Score at this price: 38

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.93 - 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 10003879995Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 700-800)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 750/mo (range 700-800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 210 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£121,000

Rent Estimate (pcm)£750

Gross Yield7.83%

1y Growth-

3y Growth-0.7%

5y Growth+1.9%

10y Growth+3.5%

Last Sold Price£135,000 (2021-11-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0IP2 8GY

Approval Rate

-12mo

Development

low

26/00805/TALF
Works to tree protected by TPO 4 of 1993: Pollard tree to 6m above ground level.
Pending
26/00807/CON
Discharge of Condition 2 (CO2 emissions and water efficiency) of application 25/00456/FUL: Erection of additional, fourth storey containing five one-bedroom flats.
Pending
26/00797/CON
Discharge of Condition 2 (anti-social behaviour management plan) of application 25/00472/FUL: Installation of 1no. BT Street Hub and removal of associated existing BT payphone(s).
Pending

View Planning Timeline

Ownership

Corporate Ownership72.7%
Overseas OwnershipNo
Lease Term Remaining78 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-11-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,928

Population Density5,046 /km²

Owner Occupied62%

Age Distribution

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

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
0.3 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
0.6 mi
-

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

View All Schools

Comparables

View All

26 Bruff Road
-
£275k
-
8 Bruff Road
-
£130k
-
6 Bruff Road
-
£135k
-
6 Bruff 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