The Old Post Office, 25 Long Row, Chillesford, Woodbridge, IP12 3PS

UPRN:200004651266TerracedBeds -Built before 1900

FreeholdCouncil Tax: Band BEPC: F (23)

Data freshness:Listing· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

The Old Post Office, 25 Long Row, Chillesford, Woodbridge, IP12 3PS

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

£273,000

£219k - £328kLow

Estimate

£273k

Range

£219k – £328k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

4.29%

Verdict

Derived from HomePortfolio scores

The Old Post Office earns an INVESTIGATE rating with HP Score 52/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (13/100). 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

52/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

13/ 100

Low

Transit & Bike

Transit 3Bike 34

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 4.3%; range width penalty ×0.80
- valuation_snapshotsrent estimate 1000/mo (range 900-1100)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -576/mo, -58% 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
Risk & liquidity9.3/15
273 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£280,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: -£253/mo
Cash on cash: -3.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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 1000/mo (range 900-1100)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
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 1000/mo (range 900-1100)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£273,000

Rent Estimate (pcm)£1,000

Gross Yield4.29%

1y Growth-

3y Growth-2.1%

5y Growth-0.9%

10y Growth+2.1%

Last Sold Price£77,000 (2001-06-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1IP12 3PS

Approval Rate

100%12mo

Development

low

DC/26/2606/FUL
Construction of a detached, timber-framed garden studio to the side/rear of house for use as home office
Approved
DC/26/1312/CLE
Certificate of Lawful use (Existing) - Implementation of Planning Permission DC/23/3707/FUL - Alterations, Extension and Change of Use from Cartlodge to a Holiday Let
Approved
DC/26/0768/VOC
Variation of Condition No. 3 of DC/23/4260/FUL - Proposed Alterations - Replacement of existing windows and door, insertion of new windows and door. - To change the material of the existing windows.
Pending

View Planning Timeline

Ownership

Corporate Ownership75%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2001-06-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,261

Population Density-

Owner Occupied74%

Age Distribution

0-15 11%16-64 64%65+ 25%

View Area Profile

Schools Nearby

Orford Church of England Primary School and Nursery
2.5 mi
Inspected as Orford Church of England Voluntary Aided Primary School (URN 124777) on 23 May 2023
Rendlesham Primary School
3.0 mi
Good
Snape Primary School
3.9 mi
Inspected as Snape Community Primary School (URN 124607) on 1 May 2018
Eyke Church of England Primary School
4.3 mi
Good

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

View All Schools

Comparables

View All

2 Wood Cottages
-
£390k
-
Old School House
-
£1.10M
-
30 Long Row
-
£190k
-
2 Wood Cottages
-
£250k
-

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