The Retreat, Goat Lees Lane, Boughton Aluph, Ashford, TN25 4QT

UPRN:100062561441Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: -EPC: C (70)

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

The Retreat, Goat Lees Lane, Boughton Aluph, Ashford, TN25 4QT

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£506,000

£455k - £556kMedium

Estimate

£506k

Range

£455k – £556k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

3.97%

Verdict

Derived from HomePortfolio scores

The Retreat earns an INVESTIGATE rating with HP Score 67/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (50/100). 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

67/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

50/ 100

Moderate

Transit & Bike

Transit 19Bike 63

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 -16.6% (MEDIUM), sold-comps -97.3%, £/sqft -97.1%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 100062561441· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.79
- valuation_snapshotsrent estimate 1950/mo (range 1750-2150)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,186/mo, -61% 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), 52 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 & liquidity12.8/15
225 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

£442,500£678,500

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£590,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,750-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £197,800
Net cash flow: -£641/mo
Cash on cash: -3.9%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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 100062561441Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1950/mo (range 1750-2150)Rental economics · as of 9 Nov 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 1950/mo (range 1750-2150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 52 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£506,000

Rent Estimate (pcm)£1,950

Gross Yield3.97%

1y Growth-

3y Growth+2.5%

5y Growth+3.0%

10y Growth+3.7%

Last Sold Price£315,000 (2010-06-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN25 4QT

Approval Rate

-12mo

Development

low

NOT/2026/1957
Prior notification for the demolition of existing building ready for redevelopment.
Pending
OTH/2026/1829
Details submitted pursuant to condition 4 (Fine Architectural Details) for planning permission PA/2026/0218
Pending
PA/2026/1701
Single storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership68.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-06-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,991

Population Density2,697 /km²

Owner Occupied50%

Age Distribution

0-15 25%16-64 63%65+ 12%

View Area Profile

Schools Nearby

Towers School and Sixth Form Centre
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Goat Lees Primary School
0.4 mi
-
Kennington Church of England Academy
0.5 mi
Good
Downs View Infant School
0.5 mi
Inspected as Downs View Infant School (URN 118523) on 17 Oct 2023

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

View All Schools

Comparables

View All

Tanglewood Goat Lees Lane
-
£625k
-
The Beeches Goat Lees Lane
-
£285k
-
Woodview Goat Lees Lane
-
£380k
-
The Retreat Goat Lees Lane
-
£315k
-

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