5 The Beeches, Horringer, Bury St. Edmunds, IP29 5SG

UPRN:10009737103Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band CEPC: D (57)

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

5 The Beeches, Horringer, Bury St. Edmunds, IP29 5SG

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£345,000

£328k - £363kHigh

Estimate

£345k

Range

£328k – £363k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

4.00%

Verdict

Derived from HomePortfolio scores

5 The Beeches earns an INVESTIGATE rating with HP Score 67/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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

67/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 5Bike 31

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£345,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £112,050
Net cash flow: -£368/mo
Cash on cash: -3.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - 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£345,000

Rent Estimate (pcm)£1,150

Gross Yield4.00%

1y Growth-

3y Growth-0.1%

5y Growth+1.6%

10y Growth+1.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IP29 5SG

Approval Rate

-12mo

Development

low

DC/26/1447/TCA
Trees in a conservation area notification - one Goat Willow (marked T1 on plan) re-pollard at three metres from ground level and two Elm (marked T2 and T3 on plan) overall crown reduction by three metres
Approved
DC/26/1432/HH
Householder planning application - a. front porch b. single storey rear extension
Pending
DC/26/1191/HH
Householder planning application - single storey side extension
Approved

View Planning Timeline

Ownership

Corporate Ownership65.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,437

Population Density83 /km²

Owner Occupied78%

Age Distribution

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

View Area Profile

Schools Nearby

Ickworth Park Primary School
0.1 mi
Inspected as Ickworth Park Primary School (URN 124678) on 19 Jun 2024
Westgate Community Primary School and Nursery
1.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sexton's Manor Primary School
1.9 mi
Inspected as Sexton's Manor Community Primary School (URN 124553) on 20 Jun 2018
Riverwalk School
1.9 mi
GoodConcerns

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 The Beeches
-
£425k
-
6 The Beeches
-
£138k
-
4 The Beeches
-
£270k
-
8 The Beeches
-
£250k
-

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