The Mill House, 46 Prentice Street, Lavenham, Sudbury, CO10 9RD

UPRN:200004229237End Terrace Property4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (64)

Data freshness:EPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Mill House, 46 Prentice Street, Lavenham, Sudbury, CO10 9RD

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£911,000

£865k - £956kHigh

Estimate

£911k

Range

£865k – £956k

Rent Estimate (pcm)

£4,350

£4k - £5k

Monthly

£4,350

Yield

6.14%

Verdict

Derived from HomePortfolio scores

The Mill House earns an INVESTIGATE rating with HP Score 74/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (67/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

67/ 100

Moderate

Transit & Bike

Transit 10Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge2.5/15
claims [AVM +6.7% (HIGH), sold-comps +4.2%, £/sqft +4.1%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 200004229237· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 23.6%· as of 1 Nov 2026
Rental economics7.8/40
gross yield 6.1%; range width penalty ×0.86
- valuation_snapshotsrent estimate 4350/mo (range 3950-4700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -519/mo, -12% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 32 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 2 Nov 2026
Risk & liquidity14.6/15
584 sales/12mo in area; valuation range width 10%
- 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

£637,500£977,500

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£850,000

At the asking price

Monthly rent£4,350/mo

Evidenced range £3,950-£4,700

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: £143/mo
Cash on cash: 0.6%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - 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_snapshotsestimate for 200004229237Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 23.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 4350/mo (range 3950-4700)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 4350/mo (range 3950-4700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 32 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£911,000

Rent Estimate (pcm)£4,350

Gross Yield6.14%

1y Growth-14.5%

3y Growth-0.7%

5y Growth+0.3%

10y Growth+2.8%

Last Sold Price£550,000 (2015-04-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

12CO10 9RD

Approval Rate

100%12mo

Development

low

DC/26/04710
Discharge of Conditions Application for DC/26/02969 - Condition 6 (Construction Management Plan)
Pending
DC/26/04652
Planning Application. Retention and completion of restoration works, including: replacement of metal fire escape, replacement of external lighting, new external plant area, replacement of external hard landscaping, replacement of kitchen flue, repair of garden wall, tile vents to the roof.
Pending
DC/26/04668
Householder Application - To demolish existing fences and replace with 38 metres in back garden with KDM garden products premium woven panels and 22 metres in front garden would be a picket fence.
Pending

View Planning Timeline

Ownership

Corporate Ownership75.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-04-24
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£30,118

Population Density-

Owner Occupied63%

Age Distribution

0-15 11%16-64 50%65+ 39%

View Area Profile

Schools Nearby

Lavenham Community Primary School
0.1 mi
-
Acton Church of England Voluntary Controlled Primary School
3.2 mi
Good
Old Buckenham Hall School
3.4 mi
Inspected by ISI
Cockfield Church of England Primary School
3.5 mi
Inspected as Cockfield Church of England Voluntary Controlled Primary School (URN 124694) on 25 Feb 2020

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

View All Schools

Comparables

View All

Bakers Mill Prentice Street
-
£210k
-
19 Prentice Street
-
£340k
-
Woolstaplers Bungalow Prentice Street
-
£260k
-
21 Prentice Street
-
£380k
-

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