Bourne House, 2B Ipswich Road, Newbourne, Woodbridge, IP12 4NS

UPRN:10009908039Detached House3 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band EEPC: D (65)

Data freshness:Price Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Bourne House, 2B Ipswich Road, Newbourne, Woodbridge, IP12 4NS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£580,000

£522k - £638kMedium

Estimate

£580k

Range

£522k – £638k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

10.86%

Verdict

Derived from HomePortfolio scores

Bourne House earns an INVESTIGATE rating with HP Score 62/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (9/100). 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 listingsMarket 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

55/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

9/ 100

Low

Transit & Bike

Transit 6Bike 38

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live new-build plots advertised against one placeholder UPRN (£95,000-£210,000) - 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£210,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,700-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £607/mo
Cash on cash: 11.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.68 - 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£580,000

Rent Estimate (pcm)£1,900

Gross Yield10.86%

1y Growth-

3y Growth-2.1%

5y Growth-0.9%

10y Growth+2.1%

Last Sold Price£480,000 (2021-03-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

10IP12 4NS

Approval Rate

100%12mo

Development

low

DC/26/3625/AME
Non Material Amendment to DC/26/0829/FUL - Outdoor Bar-Kitchen to rear garden - Relocation of outdoor Bar-Kitchen in rear garden.
Pending
DC/26/3434/FUL
Alterations forming first floor dormer windows
Pending
DC/26/3153/FUL
Demolition of side extension and construction of two storey side extension with single storey lean to.
Approved

View Planning Timeline

Ownership

Corporate Ownership74.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-03-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,261

Population Density78 /km²

Owner Occupied78%

Age Distribution

0-15 12%16-64 56%65+ 32%

View Area Profile

Schools Nearby

Waldringfield Primary School
1.0 mi
Inspected as Waldringfield Primary School (URN 124615) on 13 Jun 2023
Bucklesham Primary School
1.5 mi
Good
Birchwood Primary School
2.3 mi
Outstanding
Gorseland Primary School
2.7 mi
Report card2025
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

10 Ipswich Road
-
£500k
-
2A Ipswich Road
-
£425k
-
Old Rectory Ipswich Road
-
£1.70M
-
1A Ipswich Road
-
£331k
-

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