Poppyhill, Webbs Green, Soberton, Southampton, SO32 3PY

UPRN:200000176548Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band GEPC: D (61)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Poppyhill, Webbs Green, Soberton, Southampton, SO32 3PY

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£863,000

£777k - £949kMedium

Estimate

£863k

Range

£777k – £949k

Rent Estimate (pcm)

£2,700

£2k - £3k

Monthly

£2,700

Yield

2.95%

Verdict

Derived from HomePortfolio scores

Poppyhill earns an INVESTIGATE rating with HP Score 60/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). 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 coverageMarket 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)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

60/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 3Bike 18

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 -27.5% (MEDIUM), sold-comps -28.7%, £/sqft -28.7%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 200000176548· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 16.5%· as of 3 Nov 2026
Rental economics0/40
gross yield 2.9%; range width penalty ×0.68
- valuation_snapshotsrent estimate 2700/mo (range 2350-3050)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,786/mo, -103% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 66 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 11 Nov 2026
Risk & liquidity12.9/15
275 sales/12mo in area; 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

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,350-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£1,843/mo
Cash on cash: -5.7%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.73 - 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 200000176548Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 16.5%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 2700/mo (range 2350-3050)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 2700/mo (range 2350-3050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 66 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£863,000

Rent Estimate (pcm)£2,700

Gross Yield2.95%

1y Growth-

3y Growth+0.5%

5y Growth+0.1%

10y Growth+1.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SO32 3PY

Approval Rate

-12mo

Development

low

26/01438/LDC
The application refers to land attached to Forest Cottage. The boundary shown in red on plan ref: 681 302 Key Plan shows the area that has been used as a private garden solely for the occupants of Forest Cottage, for more than 10 years.
Pending
SDNP/26/02579/HOUS
Single storey rear dining room extension, including enabling works comprising demolition of existing boot room lean-to structure.
Approved
SDNP/26/02364/FUL
Demolition of the existing dwelling and erection of a replacement dwelling, with detached carport and store, landscaping and associated works.
Pending

View Planning Timeline

Ownership

Corporate Ownership77.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,352

Population Density84 /km²

Owner Occupied87%

Age Distribution

0-15 15%16-64 58%65+ 27%

View Area Profile

Schools Nearby

Newtown Soberton Infant School
1.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Droxford Junior School
1.8 mi
Inspected as Droxford Junior School (URN 115881) on 27 Feb 2024
Swanmore Church of England Aided Primary School
2.1 mi
Good
Hambledon Primary School
2.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Greenbank Cottage Webbs Green
-
£740k
-
Cherry Tree Farm Webbs Green
-
£1.00M
-
Halfacre Cottage Webbs Green
-
£835k
-
Cherrywood Lodge Webbs Green
-
£515k
-

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