The Mill, Kingston St. Mary, Taunton, TA2 8HH

UPRN:10008799684Semi-Detached PropertyBeds -Built before 1900

FreeholdCouncil Tax: Band GEPC: E (53)

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

The Mill, Kingston St. Mary, Taunton, TA2 8HH

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£913,000

£867k - £959kHigh

Estimate

£913k

Range

£867k – £959k

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

6.68%

Verdict

Derived from HomePortfolio scores

The Mill earns an INVESTIGATE rating with HP Score 61/100. Investment score 46/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (10/100). 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 NationsMarket 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

61/ 100

Mixed

Investment Score

46/ 100

Mixed

Crime Score

14/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 5Bike 15

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 7 Nov 2026

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

Valuation edge2.5/15
claims [AVM +12.5% (HIGH), sold-comps +36.4%, £/sqft +36.4%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10008799684· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 12.2%· as of 23 Oct 2026
Rental economics11.9/40
gross yield 6.7%; range width penalty ×0.89
- valuation_snapshotsrent estimate 4450/mo (range 4100-4800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -230/mo, -5% 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 7 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 262 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 7 Nov 2026
Risk & liquidity14.6/15
392 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

£599,000£919,000

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£799,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £4,100-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £270,950
Net cash flow: £384/mo
Cash on cash: 1.7%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.65 - clears 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 10008799684Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 12.2%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 4450/mo (range 4100-4800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 4450/mo (range 4100-4800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 262 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£913,000

Rent Estimate (pcm)£4,450

Gross Yield6.68%

1y Growth+61.3%

3y Growth+1.3%

5y Growth+2.4%

10y Growth+3.0%

Last Sold Price£733,515 (2021-03-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TA2 8HH

Approval Rate

-12mo

Development

low

20/26/0026
Conversion of attached garage into ancillary accommodation, demolition of conservatory with erection of single storey extension to the rear, replacement of pitched roof over kitchen with flat roof and various associated works at Lodore, Lodes Lane, Kingston St Mary
Conditions
20/26/0025
Change of use of holiday let into 1 No. residential dwelling at Buntings Lodge, 13 Mill Meadow, Parsonage Lane, Kingston St Mary
Conditions
20/26/0023
Erection of 1 No. dwelling with landscaping and associated infrastructure at Plot 23, Mill Meadow, Parsonage Lane, Kingston St Mary (resubmission of 20/24/0012)
Pending

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-03-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density-

Owner Occupied72%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Kingston St Mary Church of England Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
King's College Prep
0.9 mi
Inspected by ISI
Cheddon Fitzpaine Church School
1.2 mi
Good
Pyrland School
1.4 mi
Inspected as Pyrland School (URN 136193) on 28 Jan 2025

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Millfield House
-
£1.25M
-
Green Meadows
-
£775k
-
The Mill
-
£734k
-
Limebank
-
£435k
-

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