Kelsale Court, Main Road, Kelsale, Saxmundham, IP17 2QU

UPRN:200004647870Detached HouseBeds -Built -

FreeholdCouncil Tax: Band FEPC: E (46)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Kelsale Court, Main Road, Kelsale, Saxmundham, IP17 2QU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£716,000

£573k - £859kLow

Estimate

£716k

Range

£573k – £859k

Rent Estimate (pcm)

£3,200

£3k - £4k

Monthly

£3,200

Yield

3.07%

Verdict

Derived from HomePortfolio scores

Kelsale Court earns an INVESTIGATE rating with HP Score 63/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (17/100). 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)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

63/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

17/ 100

Low

Transit & Bike

Transit 7Bike 35

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 economics0/40
gross yield 3.1%; range width penalty ×0.86
- valuation_snapshotsrent estimate 3200/mo (range 2950-3500)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,051/mo, -95% 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 11 Nov 2026
Risk & liquidity9.3/15
158 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£1,250,000

At the asking price

Monthly rent£3,200/mo

Evidenced range £2,950-£3,500

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£2,003/mo
Cash on cash: -5.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.76 - 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_snapshotsrent estimate 3200/mo (range 2950-3500)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 3200/mo (range 2950-3500)

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.
2 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£716,000

Rent Estimate (pcm)£3,200

Gross Yield3.07%

1y Growth-

3y Growth-2.9%

5y Growth+0.0%

10y Growth+2.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IP17 2QU

Approval Rate

-12mo

Development

low

DC/26/3768/FUL
To return the property to its historic 2 cottages with internal alterations and extension to smaller north cottage to make it more suitable for modern use. With new access drive to the public highway
Pending
DC/26/3545/VOC
Variation of Condition No. 3 of DC/23/0034/FUL - Replacement of caravan with demountable cabin (Caravan Act compliant). - To transition the permitted use of the existing structure from an ancillary family annexe to a managed, flexible asset providing short-term temporary accommodation for non home based Sizewell C construction workers for a limited period of 7 years.
Pending
DC/26/2870/CLP
Certificate of Lawful use (Proposed) - To create a new window opening 1200mm wide x 900mm high in side elevation and install a new rosewood (brown) casement upvc window
Pending

View Planning Timeline

Ownership

Corporate Ownership86.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,261

Population Density51 /km²

Owner Occupied64%

Age Distribution

0-15 13%16-64 52%65+ 35%

View Area Profile

Schools Nearby

Kelsale Church of England Voluntary Controlled Primary School
0.5 mi
Good
Saxmundham Primary School
1.0 mi
GoodConcerns
Benhall St Mary's Church of England Primary School
2.3 mi
Inspected as Benhall St Mary's Church of England Voluntary Controlled Primary School (URN 124721) on 21 Nov 2017
Yoxford & Peasenhall Primary Academy
2.4 mi
Good

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

View All Schools

Comparables

View All

Cadeau Main Road
-
£390k
-
Low House Main Road
-
£470k
-
Low House Main Road
-
£385k
-
White Gables Main Road
-
£340k
-

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