The Rookery, Dock Lane, Beaulieu, Brockenhurst, SO42 7YH

UPRN:100060468243Detached House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: F (29)

Data freshness:Listing· freshPlanning· 3mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Rookery, Dock Lane, Beaulieu, Brockenhurst, SO42 7YH

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£3,143,000

£2.99M - £3.30MHigh

Estimate

£3.14M

Range

£2.99M – £3.30M

Rent Estimate (pcm)

£8,800

£8k - £10k

Monthly

£8,800

Yield

2.67%

Verdict

Derived from HomePortfolio scores

The Rookery earns an INVESTIGATE rating with HP Score 65/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (33/100). 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

65/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

33/ 100

Mixed

Transit & Bike

Transit 6Bike 42

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£3,950,000

At the asking price

Monthly rent£8,800/mo

Evidenced range £7,650-£9,900

Interest rate5.4%

Loan to value75%

Cash required: £1,574,050
Net cash flow: -£7,239/mo
Cash on cash: -5.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.66 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£3,143,000

Rent Estimate (pcm)£8,800

Gross Yield2.67%

1y Growth-

3y Growth+0.3%

5y Growth+2.6%

10y Growth+3.0%

Last Sold Price£950,000 (2000-08-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4SO42 7YH

Approval Rate

50%12mo

Development

low

26/01039CONS
Pondside trees; Fell 1 x Cherry tree (T1 on first plan) Fell 1 x Apple tree (T2 on first plan) Fell 1 x Goat Willow tree (T3 on first plan) Prune 1 x Yew tree (T4 on first plan) Thatched Cottage trees: Prune 1 x Oak tree (T1 on second plan) Deadwood and Prune 1 x Cypress tree (T2 on second plan) Pollard 1 x Ash tree (T3 on second plan)
Approved
26/01009CONS
Fell 10 x Monterey Cypress trees
Approved
26/00868CONS
Prune 1 x English Oak tree
Approved

View Planning Timeline

Ownership

Corporate Ownership67.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2000-08-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,344

Population Density-

Owner Occupied61%

Age Distribution

0-15 15%16-64 58%65+ 27%

View Area Profile

Schools Nearby

Beaulieu Village Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Manor Church of England Infant School
2.6 mi
Good
Cadland Primary School
2.7 mi
Good
Lift New Forest
2.8 mi
Good

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

View All Schools

Comparables

View All

Carpenters Cottage Dock Lane
-
£2.70M
-
Kelham Dock Lane
-
£2.00M
-
Bignalls Dock Lane
-
£1.05M
-
Rookery Dock Lane
-
£950k
-

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