Acorn Cottage, 3 Icklingham Road, West Stow, Bury St. Edmunds, IP28 6EZ

UPRN:10009737488Bungalow Property4 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: D (61)

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

Acorn Cottage, 3 Icklingham Road, West Stow, Bury St. Edmunds, IP28 6EZ

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£492,000

£468k - £517kHigh

Estimate

£492k

Range

£468k – £517k

Rent Estimate (pcm)

£2,300

£2k - £2k

Monthly

£2,300

Yield

5.52%

Verdict

Derived from HomePortfolio scores

Acorn Cottage earns an INVESTIGATE rating with HP Score 56/100. Investment score 50/100 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

56/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 3Bike 25

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -1.6% (HIGH)] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10009737488· as of 12 Oct 2026
Rental economics3.7/40
gross yield 5.5%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2300/mo (range 2100-2450)· as of 12 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 3 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -549/mo, -24% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 64 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 3 Nov 2026
Risk & liquidity14.6/15
289 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,100-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£95/mo
Cash on cash: -0.7%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - clears 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 10009737488Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2300/mo (range 2100-2450)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 3 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 2300/mo (range 2100-2450)
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. 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£492,000

Rent Estimate (pcm)£2,300

Gross Yield5.52%

1y Growth-3.7%

3y Growth+0.4%

5y Growth+1.3%

10y Growth+3.3%

Last Sold Price£378,000 (2018-08-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1IP28 6EZ

Approval Rate

100%12mo

Development

low

DC/26/1321/FUL
Planning application - replacement of two existing glamping pods with two timber-framed holiday accommodation units and associated decking with spa area
Pending
DC/26/1201/TCA
Trees in a conservation area notification - one Oak, one Cherry and three Silver Birch (marked on plan) overall crown reduction by two metres and two Silver Birch (marked on plan) fell
Approved
DC/26/0938/TCA
Trees in a conservation area notification - one poplar (T1 on plan) re pollard to one metre below original pruning points
Approved

View Planning Timeline

Ownership

Corporate Ownership73.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-08-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,437

Population Density31 /km²

Owner Occupied80%

Age Distribution

0-15 17%16-64 59%65+ 24%

View Area Profile

Schools Nearby

Culford School
1.3 mi
Inspected by ISI
Risby Church of England Voluntary Controlled Primary School
3.0 mi
Good
Howard Community Academy
3.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Abbey Gardens School
3.5 mi
-

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Icklingham Road
-
£185k
-
Larkmere Icklingham Road
-
£480k
-
1 Icklingham Road
-
£440k
-
7 Icklingham Road
-
£410k
-

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