The Old Post Office, 1 Southolt Road, Bedfield, Woodbridge, IP13 7HH

UPRN:10012178205Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: E (52)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Old Post Office, 1 Southolt Road, Bedfield, Woodbridge, IP13 7HH

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£600,000

£570k - £630kHigh

Estimate

£600k

Range

£570k – £630k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

4.93%

Verdict

Derived from HomePortfolio scores

The Old Post Office earns an INVESTIGATE rating with HP Score 59/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). 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

59/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 3Bike 28

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£450,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,600-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£238/mo
Cash on cash: -1.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£600,000

Rent Estimate (pcm)£1,850

Gross Yield4.93%

1y Growth-

3y Growth-0.3%

5y Growth-0.1%

10y Growth+2.6%

Last Sold Price£290,000 (2003-11-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IP13 7HH

Approval Rate

-12mo

Development

low

DC/26/03170
Application for a Lawful Development Certificate for a Proposed Use or Development. Town and Country Planning Act 1990 (as amended) for Proposed single storey side extension
Approved
DC/26/03119
Full Planning Application - Continued use of the residential property for the keeping of animals associated with the occupants mobile zoo business (Our Animal World), together with the retention of eight structures that have been constructed on the site, including six outbuildings, a pergola and a greenhouse.
Pending
DC/26/02356
Discharge of Conditions Application for DC/24/01542 - Condition 14 (Landscape and Ecological Management Plan)
Approved

View Planning Timeline

Ownership

Corporate Ownership84.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-11-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,507

Population Density40 /km²

Owner Occupied76%

Age Distribution

0-15 16%16-64 57%65+ 27%

View Area Profile

Schools Nearby

Worlingworth Church of England primary school
0.7 mi
Inspected as Worlingworth Church of England Voluntary Controlled Primary School (URN 124750) on 23 Apr 2025
Bedfield Church of England Primary School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Earl Soham Community Primary School
2.6 mi
GoodConcerns
Wilby Church of England Primary School
3.3 mi
Inspected as Wilby Church of England Voluntary Controlled Primary School (URN 124747) on 26 Nov 2019

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

View All Schools

Comparables

View All

Mulberry Lodge Southolt Road
-
£389k
-
Buastede Southolt Road
-
£473k
-
Woodlands Southolt Road
-
£510k
-
Rivendell Southolt Road
-
£465k
-

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