12 Sutton Place, Brockenhurst, SO42 7TX

UPRN:100060468993Semi-Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: C (79)

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

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£706,000

£671k - £741kHigh

Estimate

£706k

Range

£671k – £741k

Rent Estimate (pcm)

£2,200

£2k - £3k

Monthly

£2,200

Yield

3.32%

Verdict

Derived from HomePortfolio scores

12 Sutton Place earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (63/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

70/ 100

High

Crime Score

14/ 100

Low

Walkability

63/ 100

Moderate

Transit & Bike

Transit 12Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge-1.6/15
claims [AVM -12.6% (HIGH), sold-comps -29.5%, £/sqft -29.5%] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100060468993· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.6%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.70
- valuation_snapshotsrent estimate 2200/mo (range 1950-2500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,867/mo, -85% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 203 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 30 Oct 2026
Risk & liquidity14.7/15
53 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

£596,000£914,000

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£795,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £1,950-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: -£1,160/mo
Cash on cash: -5.2%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.82 - 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 100060468993Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2200/mo (range 1950-2500)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

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 2200/mo (range 1950-2500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 203 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£706,000

Rent Estimate (pcm)£2,200

Gross Yield3.32%

1y Growth-

3y Growth+0.3%

5y Growth+2.6%

10y Growth+3.0%

Last Sold Price£415,000 (2015-07-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SO42 7TX

Approval Rate

-12mo

Development

low

26/01243TPO
Prune various Monterey Pine trees as shown in photos provided (Trees are part of G2 of TPO NFNPA/0009/08)
Pending
26/01239CONS
Fell 2 x dead Cypress trees Prune 2 x Apple trees Remove 1 trunk from 1 x Beech tree
Pending
26/01212EXW
Oak tree - fell to ground level (MAJOR STORM DAMAGE - EXEMPT WORKS)
Approved

View Planning Timeline