28 Hickling Drive, Bury St. Edmunds, IP33 2PU

UPRN:100091103264Detached House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band CEPC: D (62)

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

28 Hickling Drive, Bury St. Edmunds, IP33 2PU

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£326,000

£310k - £342kHigh

Estimate

£326k

Range

£310k – £342k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

4.25%

Verdict

Derived from HomePortfolio scores

28 Hickling Drive earns an INVESTIGATE rating with HP Score 65/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (40/100). 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

65/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

36/ 100

Elevated

Walkability

40/ 100

Mixed

Transit & Bike

Transit 21Bike 60

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£325,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,000-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: -£301/mo
Cash on cash: -3.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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£326,000

Rent Estimate (pcm)£1,150

Gross Yield4.25%

1y Growth-

3y Growth+0.3%

5y Growth-0.2%

10y Growth+1.1%

Last Sold Price£78,000 (1999-07-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1IP33 2PU

Approval Rate

100%12mo

Development

low

DC/26/1660/CLP
Application for lawful development certificate for proposed use or development - plant room adjacent to Quince House
Pending
DC/26/1537/TPO
TPO 196 (1993) tree preservation order - two Lime (G1 on plan and order) crown lift to 2.5 metres over footpath of Sicklesmere Road and remove basal epicormic growth
Pending
DC/26/1519/HH
Householder planning application - a. raise roof height over front dormer window b. cladding to dormer
Pending

View Planning Timeline

Ownership

Corporate Ownership51.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-07-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,437

Population Density934 /km²

Owner Occupied82%

Age Distribution

0-15 12%16-64 51%65+ 37%

View Area Profile

Schools Nearby

Riverwalk School
0.3 mi
GoodConcerns
Hardwick Primary School
0.4 mi
Good
South Lee School
0.4 mi
Inspected by ISI
St Edmund's Catholic Primary School
0.8 mi
Inspected as St Edmund's Catholic Primary School (URN 124764) on 9 Nov 2022

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

View All Schools

Comparables

View All

2 Hickling Drive
-
£257k
-
8 Hickling Drive
-
£240k
-
22 Hickling Drive
-
£320k
-
5 Hickling Drive
-
£302k
-

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