Boys Hill Farm, Boys Hill, Boys Hill, Sherborne, DT9 5PJ

UPRN:200000749094Detached HouseBeds -Built before 1900

Tenure: -Council Tax: -EPC: E (50)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Boys Hill Farm, Boys Hill, Boys Hill, Sherborne, DT9 5PJ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£994,000

£796k - £1.19MLow

Estimate

£994k

Range

£796k – £1.19M

Rent Estimate (pcm)

£3,150

£3k - £4k

Monthly

£3,150

Yield

5.44%

Verdict

Derived from HomePortfolio scores

Boys Hill Farm earns an INVESTIGATE rating with HP Score 54/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

54/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 29Bike 14

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics2.5/40
gross yield 5.4%; range width penalty ×0.72; the estimate this rent rides on sits 30% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3150/mo (range 2800-3550)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -747/mo, -24% 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
Risk & liquidity9.3/15
255 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£695,000

At the asking price

Monthly rent£3,150/mo

Evidenced range £2,800-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £234,550
Net cash flow: -£165/mo
Cash on cash: -0.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.34 - clears 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_snapshotsrent estimate 3150/mo (range 2800-3550)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 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

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3150/mo (range 2800-3550)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£994,000

Rent Estimate (pcm)£3,150

Gross Yield5.44%

1y Growth-

3y Growth-3.5%

5y Growth-0.0%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2DT9 5PJ

Approval Rate

0%12mo

Development

low

P/PAAC/2026/04362
Change of use & conversion of agricultural building into 1 No. dwelling (Class C3).
Rejected
P/PAAC/2026/02446
Change of use & conversion of agricultural building to 1no. dwelling
Rejected
P/FUL/2022/05458
Change of use of land to site a mobile unit for holiday accommodation
Approved

View Planning Timeline

Ownership

Corporate Ownership69.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,444

Population Density41 /km²

Owner Occupied75%

Age Distribution

0-15 14%16-64 51%65+ 35%

View Area Profile

Schools Nearby

All Saints Church of England Voluntary Controlled Primary School
2.3 mi
Inspected as All Saints Church of England Voluntary Controlled Primary School (URN 113772) on 4 May 2023
Leweston School
2.6 mi
Inspected by ISI
Buckland Newton Church of England Primary School
3.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sherborne Abbey Church of England Primary School
4.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Wickets
-
£830k
-
The Wickets
-
£825k
-
Backandbeyond Barn
-
£300k
-
Boys Hill Farm
-
£120k
-

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