The Old Dairy, 99 Roxburgh Street, Kelso, TD5 7DS

UPRN:116027635End Terrace Bungalow3 bedsBuilt -

LeaseholdCouncil Tax: -EPC: -

The Old Dairy, 99 Roxburgh Street, Kelso, TD5 7DS

HP Score

Not available

Verdict

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

Evidence

6 of 21 sources

Sale Estimate

£204,000

£183k - £224kMedium

Estimate

£204k

Range

£183k – £224k

Rent Estimate (pcm)

£600

£550 - £700

Monthly

£600

Yield

1.60%

Verdict

Derived from HomePortfolio scores

The Old Dairy earns an INVESTIGATE rating; it has no HP Score yet. 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 SourcesPortal listingsMarket estimates (third-party AVM)PlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

No data

Investment Score

No data

Crime Score

No data

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -120.6% (MEDIUM)] → measured edge -0.12pp 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 116027635· as of 13 Oct 2026
Rental economics0/40
gross yield 1.6%; range width penalty ×0.70
- valuation_snapshotsrent estimate 600/mo (range 550-700)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,587/mo, -265% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 63 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 4 Nov 2026
Risk & liquidity3.8/15
valuation range width 20%
- 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£600/mo

Evidenced range £550-£700

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£1,103/mo
Cash on cash: -8.9%
Score at this price: 3

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.40 - 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 116027635Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 600/mo (range 550-700)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 600/mo (range 550-700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 63 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£204,000

Rent Estimate (pcm)£600

Gross Yield1.60%

1y Growth-

3y Growth-

5y Growth-

10y Growth-

Last Sold Price£100,000 (2016-09-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceUnknown
RadonUnknown
MiningUnknown
LandslideUnknown
Air QualityUnknown
NoiseUnknown

View Full Risk Report

Planning Activity

Recent Apps

-TD5 7DS

Approval Rate

-12mo

Development

26/01636/TCA
Work to trees
Pending
26/01608/FUL
Change of use to form dwellinghouse from West Wing
Pending
26/01600/LBC
Formation of an open-plan kitchen and dining area, including alterations to internal partitions at first-floor level
Pending

View Planning Timeline

Ownership

Corporate Ownership-
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2016-09-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority-

Population Density-

Owner Occupied-

Age Distribution

View Area Profile

Schools Nearby

Norham St Ceolwulfs CofE Controlled Primary School
13.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Ford Castle Residential Centre
13.8 mi
-
Hugh Joicey Church of England Primary School, Ford
14.0 mi
GoodConcerns
Glendale Primary School (Prev. Wooler First School)
17.4 mi
Good

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

View All Schools

Comparables

View All

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