Ham Green House, Poot Lane, Upchurch, Sittingbourne, ME9 7HH

UPRN:10013742328Detached HouseBeds -Built before 1900

Tenure: -Council Tax: -EPC: D (59)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Ham Green House, Poot Lane, Upchurch, Sittingbourne, ME9 7HH

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£759,000

£607k - £911kLow

Estimate

£759k

Range

£607k – £911k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

3.05%

Verdict

Derived from HomePortfolio scores

Ham Green House earns an INVESTIGATE rating with HP Score 62/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (4/100). 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 SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

4/ 100

Low

Transit & Bike

Transit 40Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 7 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [sold-comps -67.9%, £/sqft -67.9%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.4%· as of 6 Nov 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.74
- valuation_snapshotsrent estimate 2800/mo (range 2500-3150)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,713/mo, -97% 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 7 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity9.2/15
233 sales/12mo in area; valuation range width 40%
- 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

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,500-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£1,774/mo
Cash on cash: -5.5%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.75 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.4%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 2800/mo (range 2500-3150)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2800/mo (range 2500-3150)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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

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. 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£759,000

Rent Estimate (pcm)£2,800

Gross Yield3.05%

1y Growth-

3y Growth-0.9%

5y Growth+1.1%

10y Growth+3.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0ME9 7HH

Approval Rate

-12mo

Development

low

26/502450/LDCEX
Lawful Development (existing) for use of the land and buildings for the storage of materials in connection with the running of a carpentry business
Pending

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

22 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,647

Population Density121 /km²

Owner Occupied92%

Age Distribution

0-15 19%16-64 62%65+ 19%

View Area Profile

Schools Nearby

Holywell Primary School
0.9 mi
Good
Lower Halstow Primary School
1.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Riverside Primary School
2.2 mi
Good
Leigh Academy Rainham
2.2 mi
Good

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

View All Schools

Comparables

View All

Barnacle Ham Green
-
£850k
-
Greylag Ham Green
-
£685k
-
Barnacle Ham Green
-
£532k
-
Barnacle Ham Green
-
£470k
-

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