Hill Farm, Pond Hall Road, Hadleigh, Ipswich, IP7 5PS

UPRN:100091364543Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band DEPC: D (66)

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

Hill Farm, Pond Hall Road, Hadleigh, Ipswich, IP7 5PS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,018,000

£916k - £1.12MMedium

Estimate

£1.02M

Range

£916k – £1.12M

Rent Estimate (pcm)

£3,150

£3k - £4k

Monthly

£3,150

Yield

3.98%

Verdict

Derived from HomePortfolio scores

Hill Farm earns an INVESTIGATE rating with HP Score 62/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 32Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 14 Nov 2026

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

Valuation edge0/15
claims [AVM +6.7% (MEDIUM)] → 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
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100091364543· as of 9 Nov 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.63
- valuation_snapshotsrent estimate 3150/mo (range 2700-3600)· as of 9 Nov 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,823/mo, -58% 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 14 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 493 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 14 Nov 2026
Risk & liquidity12.8/15
179 sales/12mo in area; valuation range width 20%
- 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

£712,500£1,092,500

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£950,000

At the asking price

Monthly rent£3,150/mo

Evidenced range £2,700-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£1,025/mo
Cash on cash: -3.8%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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 100091364543Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3150/mo (range 2700-3600)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 14 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 14 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 3150/mo (range 2700-3600)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£1,018,000

Rent Estimate (pcm)£3,150

Gross Yield3.98%

1y Growth-

3y Growth-3.3%

5y Growth-1.5%

10y Growth+1.1%

Last Sold Price£625,000 (2010-09-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IP7 5PS

Approval Rate

-12mo

Development

low

DC/26/04709
Planning Application - Change of use of existing agricultural barns (Sui Generis) to indoor sport, recreation and fitness facility (Class E(d)) together with associated hard and soft landscaping
Pending
DC/26/02411
Discharge of Conditions Application for DC/23/00719 - Condition 12 (Wildlife Sensitive Design Scheme)
Approved
DC/26/01342
Application to determine if Prior Approval is required for a proposed Change of Use of Buildings on Agricultural Units and former Agricultural Buildings to Dwellinghouses (C3) which may include extension of the building and/or building operations reasonably necessary for the conversion. Town and Country Planning (General Permitted Development)(England) Order 2015 as amended Schedule 2, Part 3, Class Q. Conversion of 2no agricultural barns into 4no dwellings.
Pending

View Planning Timeline

Ownership

Corporate Ownership79%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-09-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,118

Population Density188 /km²

Owner Occupied89%

Age Distribution

0-15 17%16-64 55%65+ 28%

View Area Profile

Schools Nearby

Hadleigh High School
1.3 mi
Inspected as Hadleigh High School (URN 124795) on 17 Sep 2008
St Mary's Church of England Primary School, Hadleigh
1.5 mi
Good
Hadleigh Community Primary School
1.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Beaumont Community Primary School
1.8 mi
Good

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

View All Schools

Comparables

View All

Bushey Coopers Cottages Pond Hall Road
-
£248k
-
Hill Farm Pond Hall Road
-
£625k
-
Bushey Coopers Cottages Pond Hall Road
-
£207k
-

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