Augustyne Lodge, Mill Street, Gislingham, Eye, IP23 8JT

UPRN:10012173049Detached House6 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band FEPC: C (69)

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

Augustyne Lodge, Mill Street, Gislingham, Eye, IP23 8JT

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£697,000

£662k - £732kHigh

Estimate

£697k

Range

£662k – £732k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

2.58%

Verdict

Derived from HomePortfolio scores

Augustyne Lodge earns an INVESTIGATE rating with HP Score 66/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (24/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

24/ 100

Low

Transit & Bike

Transit 4Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 10 Nov 2026

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

Valuation edge2.5/15
claims [AVM +6.7% (HIGH), sold-comps +26.6%, £/sqft +26.5%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 10012173049· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 5 comps, dispersion 14.3%· as of 10 Nov 2026
Rental economics0/40
gross yield 2.6%; range width penalty ×0.41
- valuation_snapshotsrent estimate 1400/mo (range 1100-1650)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,843/mo, -132% 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 10 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
80 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,100-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£1,225/mo
Cash on cash: -6.7%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.64 - 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 10012173049Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 5 comps, dispersion 14.3%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1400/mo (range 1100-1650)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · 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 1400/mo (range 1100-1650)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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. 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.
3. 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£697,000

Rent Estimate (pcm)£1,400

Gross Yield2.58%

1y Growth+135.8%

3y Growth-4.8%

5y Growth-0.1%

10y Growth+2.7%

Last Sold Price£590,000 (2018-08-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2IP23 8JT

Approval Rate

50%12mo

Development

low

DC/26/04706
Discharge of Conditions Application for DC/23/04564 - Condition 3 (Biodiversity Enhancement Measures)
Pending
DC/26/04529
Application for Listed Building Consent - Proposed roofing work, including associated timber repairs together with replacement of existing guttering.
Pending
DC/26/04175
Discharge of Conditions Application for DC/23/04536 - Condition 3 (Biodiversity Enhancement Strategy).
Approved

View Planning Timeline

Ownership

Corporate Ownership87.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-08-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,507

Population Density53 /km²

Owner Occupied81%

Age Distribution

0-15 14%16-64 58%65+ 28%

View Area Profile

Schools Nearby

Gislingham Church of England Primary School
0.4 mi
Good
Mellis Church of England Primary School
2.8 mi
Inspected as Mellis Church of England Voluntary Controlled Primary School (URN 124737) on 18 Nov 2008
St Botolph's Church of England Voluntary Controlled Primary School
2.9 mi
Good
Bacton Primary School
3.2 mi
Good

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

View All Schools

Comparables

View All

Thewell House Mill Street
-
£498k
-
The Old Primary School Mill Street
-
£535k
-
Aughton House Mill Street
-
£758k
-
Shire House Mill Street
-
£600k
-

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