Beech Trees, Church Road, Hilgay, Downham Market, PE38 0JL

UPRN:10013000985Detached House4 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band EEPC: E (45)

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

Beech Trees, Church Road, Hilgay, Downham Market, PE38 0JL

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£426,000

£404k - £447kHigh

Estimate

£426k

Range

£404k – £447k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

4.36%

Verdict

Derived from HomePortfolio scores

Beech Trees earns an INVESTIGATE rating with HP Score 61/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (15/100). 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)Defra 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

61/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

15/ 100

Low

Transit & Bike

Transit 16Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 30 Oct 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 -3.3% (HIGH), sold-comps +6.6%, £/sqft +6.5%] → 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 Oct 2026
- valuation_snapshotsestimate for 10013000985· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 12.4%· as of 2 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1600/mo (range 1450-1750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -810/mo, -51% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 30 Oct 2026
Risk & liquidity14.6/15
238 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

£330,000£506,000

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£440,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £145,300
Net cash flow: -£377/mo
Cash on cash: -3.1%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - 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 10013000985Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 12.4%Valuation edge · as of 2 Nov 2026
valuation_snapshotsrent estimate 1600/mo (range 1450-1750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

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 1600/mo (range 1450-1750)
Seller motivation could not be scored
context, not scored: 1 price cut(s), unknown 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. 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£426,000

Rent Estimate (pcm)£1,600

Gross Yield4.36%

1y Growth-

3y Growth-0.6%

5y Growth+2.7%

10y Growth+3.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE38 0JL

Approval Rate

-12mo

Development

low

26/01709/F
HOUSEHOLDER: Proposed porch, Oak frame and rosemary tiled roof covering
Pending
23/00824/DISC_A
DISCHARGE OF CONDITIONS 3 ,7 ,8 ,12 ,16 ,17 ATTACHED TO PLANNING PERMISSION 23/00824/FM - Residential development of 16 dwellings
Pending
26/01353/F
This application seeks permission for the installation of 3 additional holidays pods for guest use
Pending

View Planning Timeline

Ownership

Corporate Ownership79.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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£30,581

Population Density-

Owner Occupied71%

Age Distribution

0-15 15%16-64 59%65+ 26%

View Area Profile

Schools Nearby

Hilgay Riverside Academy
0.1 mi
Good
Denver Voluntary Controlled Primary School
2.1 mi
Good
Southery Academy
2.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Downham Market Academy
3.1 mi
Good

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

View All Schools

Comparables

View All

Gilmarcy Church Road
-
£480k
-
Church View Church Road
-
£420k
-
Hilgay Rectory Church Road
-
£380k
-
Millers Farm Church Road
-
£495k
-

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