1 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX

UPRN:200000897106Bungalow Property4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band CEPC: E (49)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

1 Ham River Hill, Cliffe Woods, Rochester, ME3 8EX

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

£698,000

£663k - £733kHigh

Estimate

£698k

Range

£663k – £733k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

3.87%

Verdict

Derived from HomePortfolio scores

1 Ham River Hill earns an INVESTIGATE rating with HP Score 62/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). 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)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

62/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

8/ 100

Low

Transit & Bike

Transit 4Bike 23

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£775,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £262,550
Net cash flow: -£885/mo
Cash on cash: -4.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£698,000

Rent Estimate (pcm)£2,500

Gross Yield3.87%

1y Growth-

3y Growth-0.1%

5y Growth+1.7%

10y Growth+3.7%

Last Sold Price£530,000 (2018-06-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0ME3 8EX

Approval Rate

-12mo

Development

low

MC/26/2039
Details pursuant to conditions 3 (Homeowners pack) and 5 (Cycle parking) on planning permission MC/25/1559 - Variation of condition 1 (approved plans) on planning permission MC/24/0430 - amended layout to allow for three additional market dwellings to be introduced into the scheme
Pending
20260950
Application for Listed Building Consent for replacement of the existing timber windows with uPVC windows (Timber-look wood effect product) and replacement of several doors.
Pending
20260944
Application for approval of condition 3, 5, 6, 7 and BNG Informative attached to planning permission reference number 20260026 relating to a Biodiversity Enhancement Plan (BEP), full details of any hard landscaping, a soft landscaping scheme, a detailed lighting plan and BNG Plan.
Pending

View Planning Timeline

Ownership

Corporate Ownership76.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-06-05
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£33,857

Population Density347 /km²

Owner Occupied85%

Age Distribution

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

View Area Profile

Schools Nearby

City of Rochester School
0.7 mi
Good
Cliffe Woods Primary School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Higham Primary School
1.3 mi
Good
Temple Mill Primary School
1.5 mi
Good

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Ham River Hill
-
£673k
-
1 Ham River Hill
-
£530k
-
1 Ham River Hill
-
£465k
-
3 Ham River Hill
-
£345k
-

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