Old Mission Hall, Blacksmith Road, Rede, Bury St. Edmunds, IP29 4BE

UPRN:10009751484End Terrace House3 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: F (30)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Old Mission Hall, Blacksmith Road, Rede, Bury St. Edmunds, IP29 4BE

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£273,000

£260k - £287kHigh

Estimate

£273k

Range

£260k – £287k

Rent Estimate (pcm)

£900

£800 - £1k

Monthly

£900

Yield

4.15%

Verdict

Derived from HomePortfolio scores

Old Mission Hall earns an INVESTIGATE rating with HP Score 52/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (11/100). 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

52/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

11/ 100

Low

Transit & Bike

Transit 3Bike 28

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 edge0/15
claims [AVM +4.8% (HIGH), sold-comps -1.6%, £/sqft -1.5%] → 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 10009751484· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7.3%· as of 12 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.76
- valuation_snapshotsrent estimate 900/mo (range 800-1000)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -565/mo, -63% 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), 66 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 & liquidity14.7/15
89 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

£195,000£299,000

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£260,000

At the asking price

Monthly rent£900/mo

Evidenced range £800-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £82,300
Net cash flow: -£254/mo
Cash on cash: -3.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - 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 10009751484Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7.3%Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 900/mo (range 800-1000)Rental economics · as of 12 Oct 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

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 900/mo (range 800-1000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 66 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. 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£273,000

Rent Estimate (pcm)£900

Gross Yield4.15%

1y Growth+15.4%

3y Growth-0.1%

5y Growth+1.6%

10y Growth+1.7%

Last Sold Price£280,000 (2023-11-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2IP29 4BE

Approval Rate

100%12mo

Development

low

DC/26/1588/CLP
Application for lawful development certificate for proposed use or development - siting of mobile home for ancillary accommodation
Pending
DC/26/0210/LB
Application for listed building consent - a. creation of en suite to bedroom, b. fenestration changes to northwest elevation, c. replacement window, d. roof light to southwest elevation, e. internal alterations comprising two door closings and one new door opening and provision of new stairs to first floor (amendments to previously approved consent - DC/24/1735/LB)
Approved
DCON(A)/24/0196
Application to discharge conditions 4 (Bound Surface), 5 (Cycle Storage), 6 (Bin Storage), 10 (Contamination), 12 (Soft Landscaping - Minor (And Trees)), 15 (Biodiversity Enhancement Strategy) and 16 (Wildlife Sensitive Lighting) from application DC/24/0196/FUL
Approved

View Planning Timeline

Ownership

Corporate Ownership65.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-11-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,437

Population Density-

Owner Occupied81%

Age Distribution

0-15 15%16-64 55%65+ 30%

View Area Profile

Schools Nearby

Hartest Church of England Primary School
2.9 mi
Good
Wickhambrook Primary Academy
3.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Ickworth Park Primary School
3.8 mi
Inspected as Ickworth Park Primary School (URN 124678) on 19 Jun 2024
All Saints' Church of England Voluntary Controlled Primary School, Lawshall
4.0 mi
Outstanding

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Plough
-
£425k
-
The Plough
-
£384k
-
The Drift
-
£950k
-
The Old Mission Hall
-
£228k
-

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