Hornbeam Cottage, Church Road, Stutton, Ipswich, IP9 2SJ

UPRN:10094140699Detached House4 bedsBuilt 2021

FreeholdCouncil Tax: Band EEPC: B (86)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Hornbeam Cottage, Church Road, Stutton, Ipswich, IP9 2SJ

HP Score

/ 100

Mixed

Verdict

2 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

Hornbeam Cottage earns an INVESTIGATE rating with HP Score 72/100. Crime intensity is very low. Walkability is limited (14/100). 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

72/ 100

Mixed

Investment Score

No data

Crime Score

6/ 100

Low

Walkability

14/ 100

Low

Transit & Bike

Transit 7Bike 30

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 edge0/15
claims [sold-comps -7.8%, £/sqft -7.8%] → 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 (no market estimate available)
no market estimate available · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.9%· as of 4 Nov 2026
Risk & liquidity9/15
110 sales/12mo in area
- property_intelligencetransactions_12mo

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 15.9%Valuation edge · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
3. 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-4.0%

5y Growth-0.3%

10y Growth+2.4%

Last Sold Price£500,000 (2023-05-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

4IP9 2SJ

Approval Rate

66.7%12mo

Development

low

DC/26/04657
Planning Application. Change of use of mixed use building [C1 and C3 approved under B/13/01132] to 1no dwelling [C3]
Pending
DC/26/04439
Full Planning Application - Demolition of existing cottages (retrospective) and the erection of a replacement dwelling and the erection of associated outbuildings including a home office and cart lodge
Pending
DC/26/03816
Application for a Lawful Development Certificate for an Existing Use or Operation or Activity including those in breach of a Planning Condition. Two existing timber-framed buildings situated towards the northern boundary of the site adjacent to Woodfield Lane, as identified on the submitted site location plan.
Approved

View Planning Timeline

Ownership

Corporate Ownership76.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-05-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,118

Population Density90 /km²

Owner Occupied76%

Age Distribution

0-15 14%16-64 52%65+ 34%

View Area Profile

Schools Nearby

Stutton Church of England Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Royal Hospital School
0.9 mi
Inspected by ISI
Holbrook Primary School
1.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tattingstone Church of England Voluntary Controlled Primary School
1.7 mi
-

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

20 Church Road
-
£185k
-
Beech Croft Hyams Lane
-
£750k
-
Hornbeam Cottage Church Road
-
£500k
-
Whisper House Church Road
-
£296k
-

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