9 Karrelbrook House, 118 Northgate Street, Bury St. Edmunds, IP33 1HQ

UPRN:10010693047Flat/MaisonetteBeds -Built before 1900

LeaseholdCouncil Tax: Band CEPC: C (69)

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

9 Karrelbrook House, 118 Northgate Street, Bury St. Edmunds, IP33 1HQ

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£218,000

£207k - £229kHigh

Estimate

£218k

Range

£207k – £229k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

7.06%

Verdict

Derived from HomePortfolio scores

9 Karrelbrook House earns an INVESTIGATE rating with HP Score 85/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (89/100). 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

85/ 100

Strong

Investment Score

71/ 100

High

Crime Score

12/ 100

Low

Walkability

89/ 100

Excellent

Transit & Bike

Transit 34Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: the estimate sits 22% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +22.0% (HIGH), sold-comps +12.8%, £/sqft +13.0%] → measured edge +0.50pp 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 10010693047· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.9%· as of 23 Oct 2026
Rental economics16.5/40
gross yield 7.1%; range width penalty ×1.00; the estimate this rent rides on sits 22% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1000/mo (range 950-1050)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 22% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -249/mo, -25% 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: 1 price cut(s), 48 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
340 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

£127,500£195,500

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£170,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £53,200
Net cash flow: £119/mo
Cash on cash: 2.7%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.74 - 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 10010693047Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.9%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 1000/mo (range 950-1050)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 22% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advert

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 1000/mo (range 950-1050)
Rental economics needs verification before you rely on it
sale estimate 22% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£218,000

Rent Estimate (pcm)£1,000

Gross Yield7.06%

1y Growth+405.9%

3y Growth+0.3%

5y Growth-0.2%

10y Growth+1.1%

Last Sold Price£170,000 (2007-04-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3IP33 1HQ

Approval Rate

100%12mo

Development

low

DC/26/1641/TCA
Trees in a conservation area notification - one Plum (marked T1 on plan) overall crown reduction by up to one metre and one Bay (marked T2 on plan) overall crown reduction by up to 0.5 metres
Pending
DC/26/1603/LB
Application for listed building consent - a. replacement of existing double casement window b. partial removal of garden wall c. removal of spiral staircase in courtyard
Pending
DC/26/1596/VAR
Planning application - Variation of condition 2 of DC/26/0587/FUL to allow for use of amended plans of the layout of plots six and nine
Pending

View Planning Timeline

Ownership

Corporate Ownership51.9%
Overseas OwnershipNo
Lease Term Remaining105 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-04-04
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 Density-

Owner Occupied50%

Age Distribution

0-15 8%16-64 55%65+ 37%

View Area Profile

Schools Nearby

Guildhall Feoffment Community Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Edmund's Catholic Primary School
0.5 mi
Inspected as St Edmund's Catholic Primary School (URN 124764) on 9 Nov 2022
Learning Support, Western Area Education Office
0.5 mi
-
Priory School
0.5 mi
OutstandingConcerns

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Karrelbrook House, 118 Northgate Street
-
£200k
-
8 Northgate Street
-
£1.90M
-
3 Northgate Street
-
£1.11M
-
Karrelbrook House, 118 Northgate Street
-
£295k
-

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