The Old Dairy, Edgefield Hall, Holt Road, Edgefield, Melton Constable, NR24 2RS

UPRN:10034794343Detached House3 bedsBuilt 1991-1995

FreeholdCouncil Tax: -EPC: D (60)

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

The Old Dairy, Edgefield Hall, Holt Road, Edgefield, Melton Constable, NR24 2RS

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£589,000

£560k - £619kHigh

Estimate

£589k

Range

£560k – £619k

Rent Estimate (pcm)

£1,350

£1k - £2k

Monthly

£1,350

Yield

2.40%

Verdict

Derived from HomePortfolio scores

The Old Dairy earns an INVESTIGATE rating with HP Score 57/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 listingsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 17Bike 28

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 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 -14.6% (HIGH)] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10034794343· as of 13 Oct 2026
Rental economics0/40
gross yield 2.4%; range width penalty ×0.53
- valuation_snapshotsrent estimate 1350/mo (range 1150-1600)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,985/mo, -147% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 68 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 3 Nov 2026
Risk & liquidity14.6/15
63 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,150-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£1,344/mo
Cash on cash: -7.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.59 - 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 10034794343Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1150-1600)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1350/mo (range 1150-1600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 68 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£589,000

Rent Estimate (pcm)£1,350

Gross Yield2.40%

1y Growth-

3y Growth+3.3%

5y Growth+3.0%

10y Growth+4.2%

Last Sold Price£330,000 (2019-12-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0NR24 2RS

Approval Rate

-12mo

Development

low

NP2/26/2035
Prior notification of proposed erection of a building for agricultural use - machinery storage building (Stage 2 - further information following NP/26/1475)
Pending
NP/26/1475
Prior notification of proposed erection of a building for agricultural use - machinery storage building
Approved
CD/26/0858
Application under Regulation 77 of the Conservation of Habitats and Species Regulations 2017 for development (temporary holiday site for 5 Year Subscription for 30 pitches (18 standard 5m x 9m and 12 non-standard above 5m x 9m starting 1.1.2024) granted by a general development order to assess its effect on the integrity of a European site/s (either alone or in combination with other plans or projects)
Pending

View Planning Timeline