Skylark, Exbury Road, Beaulieu, Brockenhurst, SO42 7YS

UPRN:10007449779Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: -EPC: D (56)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Skylark, Exbury Road, Beaulieu, Brockenhurst, SO42 7YS

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£807,000

£646k - £969kLow

Estimate

£807k

Range

£646k – £969k

Rent Estimate (pcm)

£2,250

£2k - £3k

Monthly

£2,250

Yield

3.72%

Verdict

Derived from HomePortfolio scores

Skylark earns an INVESTIGATE rating with HP Score 58/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (3/100). 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

58/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

3/ 100

Low

Transit & Bike

Transit 32Bike 22

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [sold-comps -24.1%, £/sqft -24.1%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.3%· as of 7 Nov 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.62
- valuation_snapshotsrent estimate 2250/mo (range 1950-2600)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,535/mo, -68% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 369 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 6 Nov 2026
Risk & liquidity9.2/15
53 sales/12mo in area; valuation range width 40%
- 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£2,250/mo

Evidenced range £1,950-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£889/mo
Cash on cash: -4.4%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.3%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 2250/mo (range 1950-2600)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2250/mo (range 1950-2600)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 369 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£807,000

Rent Estimate (pcm)£2,250

Gross Yield3.72%

1y Growth-

3y Growth+0.3%

5y Growth+2.6%

10y Growth+3.0%

Last Sold Price£194,000 (1999-03-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SO42 7YS

Approval Rate

-12mo

Development

low

26/00771CONS
Fell 1 x multi stemed Ash Tree (T5 on the plan)
Approved
26/00156LBC
Removal of curved metal infill structures; replacement with a new portal framed structure; demolition of 1no. agricultural barn located at the North Eastern end of the site (Application for Listed Building Consent)
Conditions
26/00155FULL
Removal of curved metal infill structures; replacement with a new portal framed structure; demolition of 1no. agricultural barn located at the North Eastern end of the site
Conditions

View Planning Timeline

Ownership

Corporate Ownership67.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-03-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 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
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Manor Church of England Infant School
1.9 mi
Good
Cadland Primary School
2.0 mi
Good
Lift New Forest
2.1 mi
Good

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

View All Schools

Comparables

View All

Peartree Cottage Exbury Road
-
£510k
-
Moonhills Gate Exbury Road
-
£1.02M
-
Moonhills Gate Lodge Exbury Road
-
£395k
-
Manor Bank Exbury Road
-
£725k
-

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