5 The Old Hop, 25 Bridge Street, Hadleigh, Ipswich, IP7 6GT

UPRN:10096561735Flat/Maisonette1 bedsBuilt 2021

LeaseholdCouncil Tax: Band AEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo ago

5 The Old Hop, 25 Bridge Street, Hadleigh, Ipswich, IP7 6GT

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

12 of 21 sources

Sale Estimate

£151,000

£143k - £158kHigh

Estimate

£151k

Range

£143k – £158k

Rent Estimate (pcm)

£500

£450 - £550

Monthly

£500

Yield

4.14%

Verdict

Derived from HomePortfolio scores

5 The Old Hop earns an INVESTIGATE rating with HP Score 66/100. Investment score 57/100 reflects moderate fundamentals. Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)ONS Census 2021Police.ukPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

No data

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

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

Valuation edge2.5/15
claims [AVM +4.0% (HIGH), sold-comps +37.8%, £/sqft +37.8%] → 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
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10096561735· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 6.6%· as of 20 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.80
- valuation_snapshotsrent estimate 500/mo (range 450-550)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -533/mo, -107% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 365 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 6 Nov 2026
Risk & liquidity14.7/15
179 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

£130,500£167,000

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£145,000

At the asking price

Monthly rent£500/mo

Evidenced range £450-£550

Interest rate5.4%

Loan to value75%

Cash required: £45,200
Net cash flow: -£143/mo
Cash on cash: -3.8%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.02 - 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 10096561735Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 3 comps, dispersion 6.6%Valuation edge · as of 20 Oct 2026
valuation_snapshotsrent estimate 500/mo (range 450-550)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 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 500/mo (range 450-550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 365 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. 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.
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£151,000

Rent Estimate (pcm)£500

Gross Yield4.14%

1y Growth-

3y Growth-3.3%

5y Growth-1.5%

10y Growth+1.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IP7 6GT

Approval Rate

-12mo

Development

low

DC/26/04446
Householder Application - Erection of a two storey rear extension.
Pending
DC/26/04358
Discharge of Conditions Application for DC/26/03183 - Condition 3 (Wildlife Enhancement Measures)
Pending
DC/26/04224
Development by a Statutory Undertaker - 1 Cable On Wall With All Associated Fixtures And Fittings
Approved

View Planning Timeline

Ownership

Corporate Ownership79%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,118

Population Density-

Owner Occupied-

Age Distribution

View Area Profile

Schools Nearby

Beaumont Community Primary School
0.5 mi
Good
St Mary's Church of England Primary School, Hadleigh
0.7 mi
Good
Hadleigh Community Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hadleigh High School
0.9 mi
Inspected as Hadleigh High School (URN 124795) on 17 Sep 2008

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

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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