20 St Andrews Place, Melton, Woodbridge, IP12 1PZ

UPRN:100091148465End Terrace House2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band BEPC: E (46)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

20 St Andrews Place, Melton, Woodbridge, IP12 1PZ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£210,000

£199k - £220kHigh

Estimate

£210k

Range

£199k – £220k

Rent Estimate (pcm)

£750

£650 - £800

Monthly

£750

Yield

3.60%

Verdict

Derived from HomePortfolio scores

20 St Andrews Place earns an INVESTIGATE rating with HP Score 66/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (33/100). 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

66/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

33/ 100

Mixed

Transit & Bike

Transit 16Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -19.0% (HIGH)] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100091148465· as of 9 Nov 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.80
- valuation_snapshotsrent estimate 750/mo (range 650-800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -633/mo, -84% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 62 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 10 Nov 2026
Risk & liquidity14.6/15
273 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

£187,500£287,500

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£250,000

At the asking price

Monthly rent£750/mo

Evidenced range £650-£800

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: -£325/mo
Cash on cash: -4.9%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - 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 100091148465Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 750/mo (range 650-800)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 750/mo (range 650-800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 62 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£210,000

Rent Estimate (pcm)£750

Gross Yield3.60%

1y Growth-28.4%

3y Growth-2.1%

5y Growth-0.9%

10y Growth+2.1%

Last Sold Price£152,500 (2016-12-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IP12 1PZ

Approval Rate

-12mo

Development

low

DC/26/3906/TCA
2no. Silver Birch (marked 1 & 2 on plan) - Fell 2no. False Acacia (marked 3 & 4 on plan) - Fell
Pending
DC/26/3534/TPO
SCDC/09/00237 7no. Holly (marked 1 on submitted plan) - Remove dead marked stems to waist height 1no. Silver Maple (marked 2 on submitted plan) - Remove 1 x leader from fork at 5m northwest, leave 50cm stub 1no. Oak (marked 4 on submitted plan) - Remove 2 x dead limbs at 3m 1no. Sycamore (marked 257 on submitted plan) - Fell 1no. Silver Maple (marked 258 on submitted plan) - Remove limb at 2m west with excessive dieback 1no. Silver Maple (marked 261 on submitted plan) - Remove deadwood, raise crown to 3m from ground level
Pending
DC/26/3521/TCA
1no. Wellingtonia (marked T1 on submitted plan) - Remove large dead top section, remove dead wood 1no. London Plane (marked T2 on submitted plan) - Reduce whole crown by approx. 2m 1no. Eucalyptus (marked T3 on submitted plan) - Reduce height by approx. 1/3, reduce and shape lateral growth to balance 1no. Laurel (marked T4 on submitted plan) - Reduce height by 1/2, reduce and shape lateral growth to balance
Pending

View Planning Timeline

Ownership

Corporate Ownership75%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-12-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,261

Population Density-

Owner Occupied59%

Age Distribution

0-15 15%16-64 56%65+ 29%

View Area Profile

Schools Nearby

Melton Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Woodbridge Primary School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Woodbridge School
1.2 mi
Inspected by ISI
Farlingaye High School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

0 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

12 St Andrews Place
-
£283k
-
22 St Andrews Place
-
£175k
-
12 St Andrews Place
-
£263k
-
62 St Andrews Place
-
£263k
-

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