Warren Barn, Helions Bumpstead Road, Haverhill, CB9 7AA

UPRN:10010692665Semi-Detached House6 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: D (57)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Warren Barn, Helions Bumpstead Road, Haverhill, CB9 7AA

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,343,000

£1.07M - £1.61MLow

Estimate

£1.34M

Range

£1.07M – £1.61M

Rent Estimate (pcm)

£5,650

£5k - £6k

Monthly

£5,650

Yield

5.65%

Verdict

Derived from HomePortfolio scores

Warren Barn earns an INVESTIGATE rating with HP Score 65/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (36/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

36/ 100

Mixed

Transit & Bike

Transit 6Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [sold-comps -38.7%, £/sqft -38.8%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 5 comps, dispersion 18.1%· as of 31 Oct 2026
Rental economics4.2/40
gross yield 5.7%; range width penalty ×0.81
- valuation_snapshotsrent estimate 5650/mo (range 5100-6200)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,040/mo, -18% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 2 Nov 2026
Risk & liquidity9.2/15
304 sales/12mo in area; valuation range width 40%
- 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

£900,000£1,380,000

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£1,200,000

At the asking price

Monthly rent£5,650/mo

Evidenced range £5,100-£6,200

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£138/mo
Cash on cash: -0.4%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - 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

property_comparablessold-evidence family (implied value + £/sqft): 5 comps, dispersion 18.1%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 5650/mo (range 5100-6200)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 5650/mo (range 5100-6200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 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£1,343,000

Rent Estimate (pcm)£5,650

Gross Yield5.65%

1y Growth-

3y Growth-1.9%

5y Growth+1.1%

10y Growth+2.7%

Last Sold Price£685,000 (2010-01-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1CB9 7AA

Approval Rate

-12mo

Development

low

DC/26/1494/FUL
Planning application - two silos and four pencil silos
Pending
SCC/0012/26SE/ART27c5,13
Discharge of Condition 5. Demolition and construction management strategy and 13. Landscape Management Plan. For Planning Application SCC/0012/26SE.
Pending
DC/26/1223/FUL
Planning application - a. replacement two storey front extension b. five units B2/B8 general industrial/storage and distribution (following demolition of existing site buildings)
Pending

View Planning Timeline

Ownership

Corporate Ownership45.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-01-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,437

Population Density1,880 /km²

Owner Occupied44%

Age Distribution

0-15 24%16-64 63%65+ 13%

View Area Profile

Schools Nearby

Clements Primary Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Burton End Primary Academy
0.8 mi
Good
Place Farm Primary Academy
0.9 mi
Good
St Felix Roman Catholic Primary School, Haverhill
0.9 mi
GoodConcerns

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

View All Schools

Comparables

View All

Rezzek Barn Helions Bumpstead Road
-
£590k
-
G & A Safety Helions Bumpstead Road
-
£392k
-
Cherry Gardens Helions Bumpstead Road
-
£250k
-
Rezzek Barn Helions Bumpstead Road
-
£565k
-

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