The Farmhouse, 4 Stuppington Court Farm, Merton Lane, Canterbury, CT4 7BP

UPRN:200000676396Detached House5 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

The Farmhouse, 4 Stuppington Court Farm, Merton Lane, Canterbury, CT4 7BP

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£1,147,000

£1.03M - £1.26MMedium

Estimate

£1.15M

Range

£1.03M – £1.26M

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

3.57%

Verdict

Derived from HomePortfolio scores

The Farmhouse earns an INVESTIGATE rating with HP Score 60/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (20/100). 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 SourcesPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)HM 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

60/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

20/ 100

Low

Transit & Bike

Transit 20Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 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 -21.6% (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 9 Oct 2026
- valuation_snapshotsestimate for 200000676396· as of 9 Oct 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.74
- valuation_snapshotsrent estimate 4150/mo (range 3650-4600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,965/mo, -71% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 454 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 30 Oct 2026
Risk & liquidity12.8/15
139 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

£1,046,000£1,604,000

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£1,395,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,650-£4,600

Interest rate5.4%

Loan to value75%

Cash required: £503,050
Net cash flow: -£1,835/mo
Cash on cash: -4.4%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.88 - 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 200000676396Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4150/mo (range 3650-4600)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 4150/mo (range 3650-4600)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 454 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£1,147,000

Rent Estimate (pcm)£4,150

Gross Yield3.57%

1y Growth-

3y Growth-2.3%

5y Growth+0.0%

10y Growth+3.6%

Last Sold Price£612,500 (2013-12-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0CT4 7BP

Approval Rate

-12mo

Development

low

CA/26/01259
Retrospective application for change of use from single dwellinghouse to House in Multiple Occupation.
Approved
CA/26/01235
Details submitted pursuant to condition 4 (solar panels) of planning permission CA/21/01798/RES.
Pending
CA/26/01162
Details submitted pursuant to condition 5 (External Materials) of planning permission CA/21/01798/RES
Approved

View Planning Timeline

Ownership

Corporate Ownership77.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-12-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,188

Population Density160 /km²

Owner Occupied80%

Age Distribution

0-15 21%16-64 61%65+ 18%

View Area Profile

Schools Nearby

Hawthorn
0.4 mi
Requires improvement
Simon Langton Grammar School for Boys
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Wincheap Foundation Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Orchard School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Forge House Stuppington Court Farm
-
£760k
-
Court Barn Stuppington Court Farm
-
£609k
-
Knights Barn Stuppington Court Farm
-
£620k
-
Holmoak House Stuppington Court Farm
-
£560k
-

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