Flat 8, Whitehall Place, Thoroughfare, Woodbridge, IP12 1FB

UPRN:10009910816Flat/Maisonette1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band BEPC: C (80)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 8, Whitehall Place, Thoroughfare, Woodbridge, IP12 1FB

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£173,000

£165k - £182kHigh

Estimate

£173k

Range

£165k – £182k

Rent Estimate (pcm)

£650

£550 - £700

Monthly

£650

Yield

4.46%

Verdict

Derived from HomePortfolio scores

Flat 8 earns an INVESTIGATE rating with HP Score 83/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (88/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

88/ 100

Excellent

Transit & Bike

Transit 19Bike 56

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 -1.2% (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 14 Nov 2026
- valuation_snapshotsestimate for 10009910816· as of 14 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.74
- valuation_snapshotsrent estimate 650/mo (range 550-700)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -592/mo, -91% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 131 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
273 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

£131,000£201,000

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£175,000

At the asking price

Monthly rent£650/mo

Evidenced range £550-£700

Interest rate5.4%

Loan to value75%

Cash required: £54,800
Net cash flow: -£141/mo
Cash on cash: -3.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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 10009910816Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 650/mo (range 550-700)Rental economics · as of 14 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 650/mo (range 550-700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 131 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. 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£173,000

Rent Estimate (pcm)£650

Gross Yield4.46%

1y Growth-

3y Growth-2.1%

5y Growth-0.9%

10y Growth+2.1%

Last Sold Price£165,000 (2018-06-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IP12 1FB

Approval Rate

-12mo

Development

low

DC/26/3949/TPO
ESCC/53/00025 - G9 1no. Birch (marked on submitted plan) - Reduce upper crown by 25% (approx. 3m) and shape.
Pending
DC/26/3911/DRC
Discharge of condition No. 3 of DC/25/2784/LBC - Listed Building Consent - Opening up works in the form of removing defective external render, repairs to underlying timber framing as required, reinstatement of render following timber frame repairs and redecorating. - discharge the gauging (mix) of the lime render
Pending
DC/26/3915/LBC
Listed Building Consent - The replacement of the existing roof covering including installing insulation, new fascias, soffits and bargeboards and rebuilding the chimney from first floor upwards. Works will also include the replacement of existing boundary walls and fencing.
Pending

View Planning Timeline

Ownership

Corporate Ownership75%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2018-06-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,261

Population Density3,207 /km²

Owner Occupied62%

Age Distribution

0-15 10%16-64 52%65+ 38%

View Area Profile

Schools Nearby

Woodbridge Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Woodbridge School
0.4 mi
Inspected by ISI
St Mary's Church of England Primary School, Woodbridge
0.4 mi
Good
Farlingaye High School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Whitehall Place Thoroughfare
-
£178k
-
Whitehall Place Thoroughfare
-
£190k
-
Whitehall Place Thoroughfare
-
£170k
-
Whitehall Place Thoroughfare
-
£185k
-

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