45 Pinecroft Way, Needham Market, Ipswich, IP6 8HB

UPRN:100091087348Semi-Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band CEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

45 Pinecroft Way, Needham Market, Ipswich, IP6 8HB

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£251,000

£238k - £263kHigh

Estimate

£251k

Range

£238k – £263k

Rent Estimate (pcm)

£950

£850 - £1k

Monthly

£950

Yield

4.56%

Verdict

Derived from HomePortfolio scores

45 Pinecroft Way earns an INVESTIGATE rating with HP Score 75/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (68/100). 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)Defra 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

75/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

68/ 100

Moderate

Transit & Bike

Transit 15Bike 65

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£250,000

At the asking price

Monthly rent£950/mo

Evidenced range £850-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: -£186/mo
Cash on cash: -2.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£251,000

Rent Estimate (pcm)£950

Gross Yield4.56%

1y Growth-45.0%

3y Growth-2.9%

5y Growth-0.4%

10y Growth+2.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IP6 8HB

Approval Rate

-12mo

Development

low

DC/26/04185
Discharge of Conditions Application for DC/18/05104 - Condition 9 (SUDS), 19 (Roads and Footpaths), 21 (Surface Water Discharge Prevention) and 36 (Footpath Flow Restrictors)
Pending
DC/26/03847
Householder Application - Single Side and Rear Extensions to Dwelling and Provision of Additional Car Parking Area
Approved
DC/26/03751
Application under Section 73 of The Town and Country Planning Act 1990 - Variation of Condition 2 (Expiry of Permission) of Planning Permission DC/24/05195 dated 23/01/25 - Siting of new temporary buildings to provide soil shed, office, laboratory and tea room to be used in connection with the existing building and retention of storage container
Approved

View Planning Timeline

Ownership

Corporate Ownership74.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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£31,507

Population Density-

Owner Occupied78%

Age Distribution

0-15 13%16-64 59%65+ 28%

View Area Profile

Schools Nearby

Bosmere Community Primary School
0.4 mi
Inspected as Bosmere Community Primary School (URN 124674) on 23 Jan 2020
Creeting St Mary Church of England Primary School
1.3 mi
Inspected as Creeting St Mary Church of England Voluntary Aided Primary School (URN 124770) on 9 Feb 2022
Trinity Church of England Voluntary Aided Primary School
2.8 mi
-
Combs Ford Primary School
3.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

2 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

42 Pinecroft Way
-
£158k
-
63 Pinecroft Way
-
£190k
-
20 Pinecroft Way
-
£275k
-
40 Pinecroft Way
-
£295k
-

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