Vicarage Farm, Hoxne Road, Denham, Eye, IP21 5DF

UPRN:200003809607Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Vicarage Farm, Hoxne Road, Denham, Eye, IP21 5DF

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

£846,000

£803k - £888kHigh

Estimate

£846k

Range

£803k – £888k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

3.45%

Verdict

Derived from HomePortfolio scores

Vicarage Farm earns an INVESTIGATE rating with HP Score 59/100. Investment score 51/100 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 SourcesPortal 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 4Bike 28

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£800,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £1,950-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£1,108/mo
Cash on cash: -4.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - 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£846,000

Rent Estimate (pcm)£2,300

Gross Yield3.45%

1y Growth-

3y Growth-2.5%

5y Growth+0.1%

10y Growth+1.6%

Last Sold Price£725,000 (2020-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2IP21 5DF

Approval Rate

100%12mo

Development

low

DC/26/03422
Householder Application - Erection of a single-storey side extension, alterations to the hallway, new hedge row and erection of new metal gates (following removal of in-situ wooden gates erected without consent)
Approved
DC/26/03423
Application for Listed Building Consent - Erection of a single-storey side extension, alterations to the hallway, new hedge row and erection of new metal gates (following removal of in-situ wooden gates erected without consent)
Approved
DC/25/03687
Full Planning Application - Revised application to retain detached home office as a Holiday Let. (Previous application Ref: DC/25/01675).
Approved

View Planning Timeline

Ownership

Corporate Ownership82.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-09-30
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£31,507

Population Density-

Owner Occupied78%

Age Distribution

0-15 13%16-64 55%65+ 32%

View Area Profile

Schools Nearby

St Edmund's Primary School
0.9 mi
Inspected as St Edmund's Primary School (URN 124591) on 12 Feb 2014
Stradbroke Church of England Primary School
2.4 mi
Good
Stradbroke High School
2.6 mi
GoodImproving
St Peter and St Paul Church of England Primary School, Eye
2.7 mi
Good

1 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Mulberry House Hoxne Road
-
£520k
-
Arbon House Hoxne Road
-
£480k
-
Mill Farm Hoxne Road
-
£450k
-
Larima House Hoxne Road
-
£493k
-

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