2 Rectory Cottage, Wicken Road, Wicken Bonhunt, Saffron Walden, CB11 3UG

UPRN:10023911310Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: -EPC: C (69)

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

2 Rectory Cottage, Wicken Road, Wicken Bonhunt, Saffron Walden, CB11 3UG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£966,000

£918k - £1.01MHigh

Estimate

£966k

Range

£918k – £1.01M

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

3.05%

Verdict

Derived from HomePortfolio scores

2 Rectory Cottage earns an INVESTIGATE rating with HP Score 62/100. Investment score 58/100 reflects moderate fundamentals. 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 NationsMarket 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

62/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 6Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

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

Valuation edge-1.6/15
claims [AVM -24.2% (HIGH), sold-comps -44.4%, £/sqft -44.4%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10023911310· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.2%· as of 23 Oct 2026
Rental economics0/40
gross yield 3.0%; range width penalty ×0.71
- valuation_snapshotsrent estimate 3050/mo (range 2700-3450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,951/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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 84 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 31 Oct 2026
Risk & liquidity14.7/15
199 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

£900,000£1,380,000

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£1,200,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,700-£3,450

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£1,938/mo
Cash on cash: -5.5%
Score at this price: 13

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

valuation_snapshotsestimate for 10023911310Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.2%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 3050/mo (range 2700-3450)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 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 3050/mo (range 2700-3450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 84 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. 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£966,000

Rent Estimate (pcm)£3,050

Gross Yield3.05%

1y Growth-

3y Growth-0.7%

5y Growth+0.2%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1CB11 3UG

Approval Rate

100%12mo

Development

low

UTT/26/0227/LB
Retention of removal of existing central heating boiler from kitchen and installation of new including flue to rear external wall to comply with current regulations
Approved
UTT/25/2787/DOC
Application to discharge condition 4 (Biodiversity Enhancement Strategy) and 6 (hard/soft landscaping) attached to UTT/25/0671/FUL.
Conditions
UTT/25/2368/DOC
Application to discharge condition 3 (CEMP:biodiversity), 4 (biodiversity enhancement strategy), 5 (external finishes), 6 (hard and soft landscaping) and 11 (external lighting) attached to UTT/25/0671/FUL
Conditions

View Planning Timeline