23 Baines Way, Framlingham, Woodbridge, IP13 9FT

UPRN:10093544217End Terrace House3 bedsBuilt -

FreeholdCouncil Tax: Band CEPC: B (85)

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

23 Baines Way, Framlingham, Woodbridge, IP13 9FT

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

23 Baines Way earns an INVESTIGATE rating with HP Score 75/100. Crime intensity is very low. Walkability is limited (42/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

No data

Crime Score

10/ 100

Low

Walkability

42/ 100

Mixed

Transit & Bike

Transit 5Bike 38

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge2.5/15
claims [sold-comps +11.2%, £/sqft +11.1%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (no market estimate available)
no market estimate available · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%· as of 6 Nov 2026
Risk & liquidity0/15
lease 4 years (under 80): most lenders refuse it - risk scores nothing; 220 sales/12mo in area
- property_intelligencetransactions_12mo
- listing_factslease 4 years remaining (advert)· as of 9 Nov 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%Valuation edge · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity
listing_factslease 4 years remaining (advert)Risk & liquidity · as of 9 Nov 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
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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-4.0%

3y Growth-0.3%

5y Growth-0.1%

10y Growth+2.6%

Last Sold Price£325,000 (2025-05-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IP13 9FT

Approval Rate

-12mo

Development

low

DC/26/3745/TCA
1no. Weeping Ash (T1 on plan) - Reduce overextend lateral limb back into the canopy, to be reduced by up to 4 metres, prune back away from overhead services 1no. Horse Chestnut (T2 on plan) - Remove decayed front stem back to the main stem, reduce remaining stem by up to 3 metres in height and reduce sides to match 2no, Apple (T3 and T4 on plan) - Crown thin and prune by 30% 1no. Wild Cherry (T5 on plan) - Crown reduce by up to 1.5 metres 1no. English Oak (T6 on plan) - Remove lowest 3 Limbs and crown raise to an even canopy
Pending
DC/26/3660/LBC
Listed Building Consent - Erection of a replacement boundary fence
Pending
DC/26/3565/TCA
1no. Walnut (T1 on plan) - Overall crown reduction by 2.5 metres, crown lift by up to 4.5 metres above ground, and prune to clear BT wires by up to 75cm
Pending

View Planning Timeline

Ownership

Corporate Ownership84.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-05-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,261

Population Density824 /km²

Owner Occupied60%

Age Distribution

0-15 19%16-64 54%65+ 27%

View Area Profile

Schools Nearby

Framlingham Sir Robert Hitcham's Church of England Voluntary Aided Primary School
0.5 mi
Good
Framlingham College
0.8 mi
Inspected by ISI
Thomas Mills High School & Sixth Form
1.1 mi
Good
Easton Primary School
2.7 mi
Good

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 Baines Way
-
£309k
-
12 Baines Way
-
£293k
-
27 Baines Way
-
£305k
-
3 Baines Way
-
£275k
-

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