Briary House, Middleton, Freshwater, PO40 9RW

UPRN:100060752149Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: D (63)

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

Briary House, Middleton, Freshwater, PO40 9RW

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£580,000

£522k - £637kMedium

Estimate

£580k

Range

£522k – £637k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

2.32%

Verdict

Derived from HomePortfolio scores

Briary House earns an INVESTIGATE rating with HP Score 63/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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

63/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 6Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 -25.0% (MEDIUM), sold-comps -72.2%, £/sqft -72.0%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 100060752149· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 14.3%· as of 4 Nov 2026
Rental economics0/40
gross yield 2.3%; range width penalty ×0.56
- valuation_snapshotsrent estimate 1400/mo (range 1150-1600)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,160/mo, -154% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 65 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 5 Nov 2026
Risk & liquidity12.9/15
66 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

£544,000£833,500

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£725,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,150-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£1,478/mo
Cash on cash: -7.2%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.57 - 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 100060752149Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 14.3%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1400/mo (range 1150-1600)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 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 1400/mo (range 1150-1600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 65 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£580,000

Rent Estimate (pcm)£1,400

Gross Yield2.32%

1y Growth-

3y Growth-3.8%

5y Growth+1.0%

10y Growth+3.6%

Last Sold Price£380,000 (2015-08-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PO40 9RW

Approval Rate

-12mo

Development

low

26/01483/TW
Ash - Coppice. Previously coppiced, multi-stemmed tree. Reason: Signs of dieback in some stems. Coppicing now will mitigate risk of further harm to the tree and allow rejuvenation.
Pending
26/01413/TW
Tree 1; Bay - 20% reduction to suitable points of growth; 20% thinning to create space between the surrounding sycamores. Reason: Improve trees' health. Tree 2; Sycamore - Remove deadwood crossing branches. Reason: Reduce safety hazard. Tree 3; Horse chestnut (Aesculus hippocastanum) - Remove 2x protruding limbs over the road; 20% reduction including crossing branches/dead branches. Reason: To achieve safety and hazard reduction and balanced tree structure. Reason: To create an even structure. Concern about included bark and weight. Tree 4; Sycamore (nearest the house) - Raise the canopy by removing lower limb. Reason: Improve health of tree. Tree 5; Unknown species - Trim 2x dead branch stubs. Reason: Reduce safety hazard.
Pending
26/01411/TW
T1; Lime - Reduce height from 12m to approximately 10m; Reduce north and east crown spread from 7m to approximately 5m; Reduce south crown spread from 6m to approximately 5m; Crown to west remains unaltered at approximately 5m; Lift crown to give 3m clearance from ground level over gardens of No7 and No8 Old School Close, retaining low crown over Western boundary, with finished pruning cuts no larger than 150mm diameter. Reason: Repeat previous management to maintain current dimensions and allow access around garden.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-08-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£26,740

Population Density299 /km²

Owner Occupied81%

Age Distribution

0-15 9%16-64 41%65+ 50%

View Area Profile

Schools Nearby

St Saviour's Catholic Primary School
0.4 mi
Requires improvement
Freshwater & Yarmouth Church of England Aided Primary School
2.4 mi
Good
Shalfleet Church of England Primary School
4.5 mi
Good
Milford-on-Sea Church of England Primary School
4.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Middleton Cottage Middleton
-
£640k
-
Priory Cottage Middleton
-
£955k
-
Briary House Middleton
-
£380k
-
Middleton Cottage Middleton
-
£510k
-

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