9 Forum Court, Station Hill, Bury St. Edmunds, IP32 6BP

UPRN:10010691975Purpose Built Flat1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band AEPC: C (80)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 5mo ago

9 Forum Court, Station Hill, Bury St. Edmunds, IP32 6BP

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£148,000

£141k - £156kHigh

Estimate

£148k

Range

£141k – £156k

Rent Estimate (pcm)

£900

£850 - £950

Monthly

£900

Yield

7.20%

Verdict

Derived from HomePortfolio scores

9 Forum Court earns an INVESTIGATE rating with HP Score 74/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 30Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing 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 -1.4% (HIGH), sold-comps -4.2%, £/sqft -4.4%] → 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 10010691975· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 14.1%· as of 29 Oct 2026
Rental economics17.2/40
gross yield 7.2%; range width penalty ×0.98
- valuation_snapshotsrent estimate 900/mo (range 850-950)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -253/mo, -28% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 157 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
201 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

£112,500£172,500

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£150,000

At the asking price

Monthly rent£900/mo

Evidenced range £850-£950

Interest rate5.4%

Loan to value75%

Cash required: £46,800
Net cash flow: £117/mo
Cash on cash: 3.0%
Score at this price: 32

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 10010691975Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 14.1%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 900/mo (range 850-950)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 900/mo (range 850-950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 157 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£148,000

Rent Estimate (pcm)£900

Gross Yield7.20%

1y Growth+21.0%

3y Growth-5.2%

5y Growth-1.1%

10y Growth+2.0%

Last Sold Price£135,000 (2016-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IP32 6BP

Approval Rate

-12mo

Development

low

DCON(A)/24/1235
Application to discharge condition 4 (009B Investigation/Recording Complete) of application DC/24/1235/HH
Pending
DC/26/1601/TCA
Trees in a conservation area notification - one Indian Bean Tree (marked on plan) overall crown reduction by five metres
Pending
DC/26/1568/ADV
Application for advertisement consent - a. one externally illuminated fascia sign b. one externally illuminated hanging sign c. one non illuminated fascia sign
Pending

View Planning Timeline

Ownership

Corporate Ownership37.1%
Overseas OwnershipNo
Lease Term Remaining180 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,437

Population Density7,201 /km²

Owner Occupied30%

Age Distribution

0-15 10%16-64 73%65+ 17%

View Area Profile

Schools Nearby

King Edward VI CEVC School
0.4 mi
-
Bury St Edmunds County High School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Edmundsbury CofE Primary Academy
0.5 mi
Inspected as St Edmundsbury Church of England Voluntary Aided Primary School (URN 124762) on 27 Mar 2024
St Benedict's Catholic School
0.6 mi
-

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

22 Forum Court
-
£179k
-
35 Forum Court
-
£178k
-
11 Forum Court
-
£145k
-
16 Forum Court
-
£128k
-

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