6 The Kilns, Reed, Royston, SG8 8EW

UPRN:10023330712Detached House5 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band GEPC: C (80)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

6 The Kilns earns an INVESTIGATE rating with HP Score 69/100. Crime intensity is very low. Walkability is limited (12/100). 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 coverageHM 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

No data

Crime Score

12/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 8Bike 40

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 (no market estimate available)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity0/15
lease 3 years (under 80): most lenders refuse it - risk scores nothing; 382 sales/12mo in area
- property_intelligencetransactions_12mo
- listing_factslease 3 years remaining (advert)· as of 28 Oct 2026

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 28 Oct 2026
property_intelligencetransactions_12moRisk & liquidity
listing_factslease 3 years remaining (advert)Risk & liquidity · as of 28 Oct 2026

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
no market estimate available
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.
no market estimate available
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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-3.5%

5y Growth-0.5%

10y Growth+2.1%

Last Sold Price£907,500 (2020-01-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SG8 8EW

Approval Rate

-12mo

Development

low

26/02669/OP
Outline Planning Application with all matters reserved except for access for the erection of up to 44 dwellings with associated open space, landscape, and associated infrastructure.
Pending
26/02265/TCA
T1: Honey locust - Re pollard by removing approx 3m of re growth back to previous pollard points at approx 4m from ground level. T2: Goat Willow - Pollard at 2m from ground level, removing 2m of growth. T3: Hawthorn - Pollard at 2m from ground level, removing 2m of growth.
Approved
26/02124/TCA
Tag 1495: Common Ash - Remove broken hanging branch. Tag 1496: Common Ash - Fell. Tag 1498: Common Ash - Remove faulted/rotten lower branch on north side overhanging school field. Tag 1499: Norway Maple - Fell.
Approved

View Planning Timeline

Ownership

Corporate Ownership52.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-01-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,703

Population Density37 /km²

Owner Occupied67%

Age Distribution

0-15 19%16-64 60%65+ 21%

View Area Profile

Schools Nearby

Reed First School
0.2 mi
Good
Therfield First School
1.6 mi
Good
Barkway VA Church of England First School
1.6 mi
Good
Studlands Rise First School
2.5 mi
Area grades2024
Inspected after Ofsted withdrew the 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

3 The Kilns
-
£500k
-
4 The Kilns
-
£455k
-
4 The Kilns
-
£450k
-
8 The Kilns
-
£650k
-

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