The Ruffs, Bolley Avenue, Bordon, GU35 9HG

UPRN:100060269282Detached PropertyBeds -Built -

FreeholdCouncil Tax: Band EEPC: -

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

The Ruffs, Bolley Avenue, Bordon, GU35 9HG

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£664,000

£531k - £796kLow

Estimate

£664k

Range

£531k – £796k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

7.89%

Verdict

Derived from HomePortfolio scores

The Ruffs earns an INVESTIGATE rating with HP Score 56/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (10/100). 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 SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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 leasesPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

56/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

10/ 100

Low

Transit & Bike

Transit 2Bike 36

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics17.7/40
gross yield 7.9%; range width penalty ×0.77; the estimate this rent rides on sits 47% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2300/mo (range 2050-2550)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 47% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin3.6/30
stressed cash flow +84/mo, +4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Risk & liquidity9.3/15
272 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£350,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,050-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: £411/mo
Cash on cash: 4.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.95 - 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_snapshotsrent estimate 2300/mo (range 2050-2550)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 47% above the ask on the same snapshot - verify the rent describes this homeRental 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

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2300/mo (range 2050-2550)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£664,000

Rent Estimate (pcm)£2,300

Gross Yield7.89%

1y Growth-

3y Growth+1.9%

5y Growth+1.5%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0GU35 9HG

Approval Rate

-12mo

Development

low

EHDC-25-1208-HSE
Attic Conversion
Pending
EHDC-25-1086-DCON
Discharge Conditions 7 (Energy Provision) 9 ( Biodiversity Enhancements) of approved application 57403/002/FUL - Retention of existing building and proposed use as a (Use Class C3) dwelling house including the setting out of a domestic curtilage and use of adjoining stable building for ancillary domestic storage
Pending
EHDC-25-0780-DCON
Discharge of the following conditions attached to the Reserved Matters Approval for Oxney Quarter Phase 2 approved under planning reference 55587/160 - Condition 6 (Management of non adopted elements) 18 (Public Access through the development) 20 (Drainage Management and Maintenance)
Pending

View Planning Timeline

Ownership

Corporate Ownership67.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

30 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,682

Population Density341 /km²

Owner Occupied70%

Age Distribution

0-15 18%16-64 65%65+ 17%

View Area Profile

Schools Nearby

Bordon Infant School
0.9 mi
Inspected as Bordon Infant School (URN 115865) on 11 Jan 2023
Bordon Junior School
0.9 mi
Good
The Green Room School Kingsley
1.3 mi
Outstanding
Weyford Nursery and Primary Academy
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

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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