Colston, Lambs Lane, Lawshall, Bury St. Edmunds, IP29 4PE

UPRN:200004229381Detached Bungalow5 bedsBuilt 1976-1982

FreeholdCouncil Tax: -EPC: D (66)

Data freshness:Listing· freshPlanning· 1mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Colston, Lambs Lane, Lawshall, Bury St. Edmunds, IP29 4PE

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£527,000

£501k - £554kHigh

Estimate

£527k

Range

£501k – £554k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

3.96%

Verdict

Derived from HomePortfolio scores

Colston earns an INVESTIGATE rating with HP Score 62/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (11/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

11/ 100

Low

Transit & Bike

Transit 5Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 10 Nov 2026

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

Valuation edge2/15
claims [AVM -0.6% (HIGH), sold-comps +2.4%, £/sqft +2.5%] → measured edge +0.40pp 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 12 Oct 2026
- valuation_snapshotsestimate for 200004229381· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 12.6%· as of 12 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.74
- valuation_snapshotsrent estimate 1750/mo (range 1550-1950)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,080/mo, -62% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 163 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 10 Nov 2026
Risk & liquidity14.6/15
89 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

£397,500£609,500

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£530,000

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,550-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £176,800
Net cash flow: -£577/mo
Cash on cash: -3.9%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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 200004229381Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 12.6%Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1750/mo (range 1550-1950)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 1750/mo (range 1550-1950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 163 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. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£527,000

Rent Estimate (pcm)£1,750

Gross Yield3.96%

1y Growth-

3y Growth-0.1%

5y Growth+1.6%

10y Growth+1.7%

Last Sold Price£210,000 (2009-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2IP29 4PE

Approval Rate

100%12mo

Development

low

DC/26/04226
Discharge of Conditions Application for DC/26/00284 - Conditions 2 (Landscaping Details),3 (Screen Walls and Fences), 4 (Landscape Managemet Plan), 5 (Parking), 6 (Refuse Bin Storage) and 9 (Biodiversity Enhancement Strategy).
Pending
DC/26/03377
Application to Determine if Prior Approval is Required for a Proposed Larger Home Extension. Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) Schedule 2, Part 1, Class A - Single storey pitchen roof extension
Approved
DC/26/02521
Application under Section 73 of The Town and Country Planning Act 1990 - Variation of Condition 2 (Approved Plans and Documents) of planning permission DC/24/04368 dated: 07/10/2025 - Raising of the existing roof. Erection of 2 no. two storey front extensions, 2 no. two storey rear extensions, 2 no. rear dormer windows, 1 no. one and a half storey front entrance extension. Removal of double garage and erection of a detached two bay carport.
Approved

View Planning Timeline

Ownership

Corporate Ownership65.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2009-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,118

Population Density51 /km²

Owner Occupied80%

Age Distribution

0-15 16%16-64 58%65+ 26%

View Area Profile

Schools Nearby

All Saints' Church of England Voluntary Controlled Primary School, Lawshall
0.8 mi
Outstanding
Hartest Church of England Primary School
2.0 mi
Good
Cockfield Church of England Primary School
3.2 mi
Inspected as Cockfield Church of England Voluntary Controlled Primary School (URN 124694) on 25 Feb 2020
Great Whelnetham Church of England Primary School
3.2 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

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Comparables

View All

Ashley Lambs Lane
-
£420k
-
Chiffchaff Lambs Lane
-
£210k
-
Linnet House Lambs Lane
-
£635k
-
Dove House Lambs Lane
-
£600k
-

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