Nelson Farmhouse, Ashbocking Road B1078, Witnesham, Ipswich, IP6 9BF

UPRN:10013600294-Beds -Built -

Tenure: -Council Tax: -EPC: -

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

Nelson Farmhouse, Ashbocking Road B1078, Witnesham, Ipswich, IP6 9BF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

14 of 21 sources

Sale Estimate

£542,000

£433k - £650kLow

Estimate

£542k

Range

£433k – £650k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Nelson Farmhouse earns an INVESTIGATE rating with HP Score 59/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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.ukPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

8/ 100

Low

Transit & Bike

Transit 8Bike 30

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)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
227 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.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£542,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-2.9%

5y Growth-0.4%

10y Growth+2.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IP6 9BF

Approval Rate

-12mo

Development

low

DC/26/03232
Householder Application - Proposed Residential Outbuilding
Approved
DC/25/05550
Householder Application - Erection of 2no two storey extensions following demolition of existing infill lean to and flat roof area.
Pending
DC/25/02876
Discharge of Conditions Application for DC/25/00732 - Condition 4 (Biodiversity Enhancement Strategy)
Approved

View Planning Timeline

Ownership

Corporate Ownership74.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,261

Population Density84 /km²

Owner Occupied82%

Age Distribution

0-15 15%16-64 57%65+ 28%

View Area Profile

Schools Nearby

Witnesham Primary School
0.9 mi
Good
Henley Primary School
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Otley Primary School
2.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Grundisburgh Primary School
3.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

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