Higher Southay Farm, Southay Farm Lane, East Lambrook, South Petherton, TA13 5HQ

UPRN:30051592Detached House5 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

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

Higher Southay Farm, Southay Farm Lane, East Lambrook, South Petherton, TA13 5HQ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£785,000

£628k - £942kLow

Estimate

£785k

Range

£628k – £942k

Rent Estimate (pcm)

£2,250

£2k - £3k

Monthly

£2,250

Yield

2.57%

Verdict

Derived from HomePortfolio scores

Higher Southay Farm earns an INVESTIGATE rating with HP Score 59/100. Investment score 41/100 reflects below-average fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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)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

59/ 100

Mixed

Investment Score

41/ 100

Mixed

Crime Score

13/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 3Bike 21

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 2.6%; range width penalty ×0.62
- valuation_snapshotsrent estimate 2250/mo (range 1900-2550)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,906/mo, -129% 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 29 Oct 2026
Risk & liquidity9.2/15
52 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£1,050,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £1,900-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £365,050
Net cash flow: -£1,986/mo
Cash on cash: -6.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.63 - 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 2250/mo (range 1900-2550)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 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 2250/mo (range 1900-2550)

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£785,000

Rent Estimate (pcm)£2,250

Gross Yield2.57%

1y Growth-

3y Growth-5.2%

5y Growth+0.9%

10y Growth+3.2%

Last Sold Price£1,110,250 (2025-11-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TA13 5HQ

Approval Rate

100%12mo

Development

low

26/02509/HOU
Proposed garden store and replacement gate.
Pending
26/02304/FUL
Conversion of the upper floors of The Malthouse from Meeting Room, Storage & meeting room & gallery space to ancillary staff & student accommodation.
Pending
26/02305/LBC
Conversion of the upper floors of The Malthouse from Meeting Room, Storage & meeting room & gallery space to ancillary staff & student accommodation.
Pending

View Planning Timeline

Ownership

Corporate Ownership81%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-11-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,908

Population Density70 /km²

Owner Occupied78%

Age Distribution

0-15 13%16-64 57%65+ 30%

View Area Profile

Schools Nearby

Kingsbury Episcopi Primary School
0.6 mi
Good
South Petherton Church of England Infants and Pre School
1.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Martock Church School
1.8 mi
Inspected as Martock Church of England VA Primary School (URN 123856) on 20 May 2025
South Petherton Junior School
1.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

0 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Higher Southay Farm Southay
-
£1.11M
-
Witterings Barn Southay
-
£700k
-
South Hay Southay
-
£635k
-
Witterings Barn Southay
-
£650k
-

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