14 Recreation Drive, Southery, Downham Market, PE38 0NB

UPRN:10013007177End Terrace House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band AEPC: D (58)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

14 Recreation Drive, Southery, Downham Market, PE38 0NB

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£213,000

£170k - £255kLow

Estimate

£213k

Range

£170k – £255k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

10.91%

Verdict

Derived from HomePortfolio scores

14 Recreation Drive earns an INVESTIGATE rating with HP Score 64/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (25/100). 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

64/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

25/ 100

Low

Transit & Bike

Transit 17Bike 31

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics36/40
gross yield 10.9%; range width penalty ×0.90; the estimate this rent rides on sits 48% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1000/mo (range 900-1050)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 48% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 5 Nov 2026· verify before relying on this
Stress margin14.1/30
stressed cash flow +141/mo, +14% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Risk & liquidity9.3/15
238 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£110,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,050

Interest rate5.4%

Loan to value75%

Cash required: £34,300
Net cash flow: £321/mo
Cash on cash: 11.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.69 - 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_snapshotsrent estimate 1000/mo (range 900-1050)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 48% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 5 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_date

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1000/mo (range 900-1050)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£213,000

Rent Estimate (pcm)£1,000

Gross Yield10.91%

1y Growth-

3y Growth-0.6%

5y Growth+2.7%

10y Growth+3.8%

Last Sold Price£52,480 (2004-09-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PE38 0NB

Approval Rate

-12mo

Development

low

26/00075/TPO
2/TPO/00449 - Mature Oak which demonstrates significant and progressive structural deterioration within the tree. As a minimum, reduce crown back to previous major pruning points, considerably greater reduction in lever arms and loading than a conventional 20% crown reduction to subsequently retain and manage the Oak primarily as a monolith/habitat tree
Approved
26/01579/F
New 2 bedroom property
Pending
26/01264/F
Retrospective Storage container for football goal posts and hardstanding
Approved

View Planning Timeline

Ownership

Corporate Ownership79.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-09-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,581

Population Density79 /km²

Owner Occupied68%

Age Distribution

0-15 17%16-64 61%65+ 22%

View Area Profile

Schools Nearby

Southery Academy
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Hilgay Riverside Academy
2.2 mi
Good
Denver Voluntary Controlled Primary School
4.3 mi
Good
Downham Market Academy
5.4 mi
Good

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

39 Recreation Drive
-
£162k
-
10A Recreation Drive
-
£275k
-
57 Recreation Drive
-
£275k
-
47 Recreation Drive
-
£165k
-

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