The Slipway, 42 Waterside, Christchurch, BH23 3NZ

UPRN:10012226770Detached House5 bedsBuilt 2022

FreeholdCouncil Tax: Band HEPC: A (101)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Slipway, 42 Waterside, Christchurch, BH23 3NZ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£2,446,000

£2.20M - £2.69MMedium

Estimate

£2.45M

Range

£2.20M – £2.69M

Rent Estimate (pcm)

£8,350

£7k - £9k

Monthly

£8,350

Yield

1.25%

Verdict

Derived from HomePortfolio scores

The Slipway earns an INVESTIGATE rating with HP Score 74/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (40/100). 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

74/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

40/ 100

Mixed

Transit & Bike

Transit 12Bike 44

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£7,995,000

At the asking price

Monthly rent£8,350/mo

Evidenced range £7,450-£9,250

Interest rate5.4%

Loan to value75%

Cash required: £3,272,950
Net cash flow: -£21,202/mo
Cash on cash: -7.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.31 - 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£2,446,000

Rent Estimate (pcm)£8,350

Gross Yield1.25%

1y Growth-

3y Growth-0.8%

5y Growth+0.8%

10y Growth+2.1%

Last Sold Price£1,775,000 (2017-03-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2BH23 3NZ

Approval Rate

100%12mo

Development

low

P/26/05361/TCA
G1 & G2 Cut back current year growth to a line of willows on the Western boundary . T3 -Crown reduction up to 2 m of a poplar tree on the Western boundary that is impinging on a neighbour's property T4 - Crown reduction up to 3m of a willow on the Eastern boundary that has overhanging branches at risk of falling onto a neighbour's drive or property
Pending
P/26/05338/HOU
New front entrance to property. Demolition of existing garage, formation of single storey side extension. 1.5 storey rear extension, new roof with raised ridge height. Addition of front and rear dormers to form first floor accommodation. Addition of roof lights and PhotoVoltaic panels. Change to external materials and fenestration throughout.
Pending
P/26/05290/TTPO
T1 - Holm Oak - Reducing of 1 primary branch by 3 meters.
Pending

View Planning Timeline

Ownership

Corporate Ownership60.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-03-24
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£31,848

Population Density-

Owner Occupied81%

Age Distribution

0-15 10%16-64 43%65+ 47%

View Area Profile

Schools Nearby

Mudeford Junior School
0.4 mi
Good
Mudeford Community Infants' School
0.6 mi
Good
Somerford Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Grange School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

36 Waterside
-
£925k
-
1 Waterside
-
£411k
-
17 Waterside
-
£1.05M
-
23 Waterside
-
£727k
-

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