Beacon Boathouse, South Town, Dartmouth, TQ6 9BU

UPRN:100040276751Detached PropertyBeds -Built before 1900

FreeholdCouncil Tax: -EPC: D (55)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Beacon Boathouse, South Town, Dartmouth, TQ6 9BU

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,646,000

£1.48M - £1.81MMedium

Estimate

£1.65M

Range

£1.48M – £1.81M

Rent Estimate (pcm)

£5,000

£4k - £6k

Monthly

£5,000

Yield

3.01%

Verdict

Derived from HomePortfolio scores

Beacon Boathouse earns an INVESTIGATE rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (77/100). 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 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

76/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

77/ 100

High

Transit & Bike

Transit 13Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -21.2% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100040276751· as of 13 Oct 2026
Rental economics0/40
gross yield 3.0%; range width penalty ×0.68
- valuation_snapshotsrent estimate 5000/mo (range 4350-5650)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,871/mo, -97% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 73 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 4 Nov 2026
Risk & liquidity12.8/15
106 sales/12mo in area; valuation range width 20%
- 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

£1,496,000£1,995,000

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£1,995,000

At the asking price

Monthly rent£5,000/mo

Evidenced range £4,350-£5,650

Interest rate5.4%

Loan to value75%

Cash required: £752,950
Net cash flow: -£3,272/mo
Cash on cash: -5.2%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.74 - 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 100040276751Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 5000/mo (range 4350-5650)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 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 5000/mo (range 4350-5650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 73 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. 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£1,646,000

Rent Estimate (pcm)£5,000

Gross Yield3.01%

1y Growth-

3y Growth-3.4%

5y Growth-1.6%

10y Growth+1.5%

Last Sold Price£950,000 (2011-01-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3TQ6 9BU

Approval Rate

0%12mo

Development

low

3072/26/TPO
TPO 885 - T1 Holm Oak - Height 12m remove 5m growth to just above historic pollard points - tree is heavily growing towards the property.
Pending
2972/26/TCA
T1 – Common Beech - Fell - due to the potential for tree-related loading or movement to contribute to further structural deterioration of retaining wall T2 – Lawson’s Cypress - Fell - due to the potential for tree-related loading or movement to contribute to further structural deterioration of retaining wall
Pending
2893/26/CLB
Remedial works to the quay wall at Warfleet Creek
Pending

View Planning Timeline

Ownership

Corporate Ownership64.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-01-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,721

Population Density3,169 /km²

Owner Occupied57%

Age Distribution

0-15 5%16-64 52%65+ 43%

View Area Profile

Schools Nearby

Dartmouth Academy
0.7 mi
Good
St John the Baptist Roman Catholic Primary School, Dartmouth
0.8 mi
Good
Stoke Fleming Community Primary School
1.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Galmpton Church of England Primary School
3.3 mi
OutstandingImproving

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

View All Schools

Comparables

View All

Gulls Way Boathouse South Town
-
£1.11M
-
Beechcroft South Town
-
£490k
-
Tremorvah South Town
-
£563k
-
Homestone South Town
-
£3.05M
-

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