Kingshall Farmhouse, 85 Kingshall Street, Rougham, Bury St. Edmunds, IP30 9LG

UPRN:10009755517Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (57)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Kingshall Farmhouse, 85 Kingshall Street, Rougham, Bury St. Edmunds, IP30 9LG

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,150,000

£920k - £1.38MLow

Estimate

£1.15M

Range

£920k – £1.38M

Rent Estimate (pcm)

£4,050

£4k - £5k

Monthly

£4,050

Yield

17.05%

Verdict

Derived from HomePortfolio scores

Kingshall Farmhouse earns an INVESTIGATE rating with HP Score 62/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (21/100). 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

62/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

21/ 100

Low

Transit & Bike

Transit 4Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

3 live adverts with different prices, types or bedrooms on one UPRN (£284,995-£500,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£284,995

At the asking price

Monthly rent£4,050/mo

Evidenced range £3,600-£4,550

Interest rate5.4%

Loan to value75%

Cash required: £91,049
Net cash flow: £1,842/mo
Cash on cash: 24.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 4.21 - clears 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£1,150,000

Rent Estimate (pcm)£4,050

Gross Yield17.05%

1y Growth-

3y Growth-1.3%

5y Growth+1.7%

10y Growth+3.2%

Last Sold Price£950,000 (2019-07-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3IP30 9LG

Approval Rate

100%12mo

Development

low

DC/26/1339/TPO
TPO 144(1991) tree preservation order - one oak (TP1 on plan, G3 on order) 2 metre prune away from structure and crown reduce by up to 2 metres; one oak (TP3, A1 on order, on plan) crown reduce by up to 2 metres; one oak (TP5 on plan, G4 on order) 2 metre prune away from structure and crown reduce by up to 2 metres; one London plane (TP6 on plan, G4 on order) crown reduce by up to 2 metres; one oak (TP7 on plan, G4 on order) crown reduce by up to 2 metres
Approved
DCON(A)/26/0708
Application to discharge condition 23 (Bus stop) of application DC/26/0708/VAR
Approved
DCON(G)/23/1777
Application to discharge condition 27 (Drainage report) of application DC/23/1777/FUL
Pending

View Planning Timeline