The Coach House, 90A Borstal Road, Rochester, ME1 3BD

UPRN:44011676Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: D (57)

Data freshness:Listing· freshOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

The Coach House, 90A Borstal Road, Rochester, ME1 3BD

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£721,000

£685k - £757kHigh

Estimate

£721k

Range

£685k – £757k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

4.22%

Verdict

Derived from HomePortfolio scores

The Coach House earns an INVESTIGATE rating with HP Score 68/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (36/100). 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

68/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

36/ 100

Mixed

Transit & Bike

Transit 14Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [AVM -0.6% (HIGH)] → measured edge +0.00pp 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 Nov 2026
- valuation_snapshotsestimate for 44011676· as of 9 Nov 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.81
- valuation_snapshotsrent estimate 2550/mo (range 2300-2800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,314/mo, -52% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 402 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 6 Nov 2026
Risk & liquidity14.6/15
335 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

£544,000£833,500

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£725,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£681/mo
Cash on cash: -3.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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 44011676Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2550/mo (range 2300-2800)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2550/mo (range 2300-2800)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 402 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. 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£721,000

Rent Estimate (pcm)£2,550

Gross Yield4.22%

1y Growth-37.4%

3y Growth-1.6%

5y Growth+1.1%

10y Growth+3.0%

Last Sold Price£400,000 (2010-02-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

8ME1 3BD

Approval Rate

100%12mo

Development

low

CAN/26/2034
T1- Norway Maple remove deadwood T2- Lime crown lift to 5m over road and remove basal growth T3- Lime crown lift to 3m all round to clear pathway T4- Lime crown lift to 3m all round to clear pathway T5- Lime remove basal/epicormic growth and ivy to crown brake T6- Norway Maple remove deadwood and basal growth T7- Norway Maple crown lift to 5m over road and deadwood T8- Norway Maple remove deadwood and remove epicormics from stem T9- Norway Maple remove deadwood T10- Tulip Tree crown lift roadside to 5m and park side to 3m T11- Maple crown lift to 5m roadside and reduce back from street light to clear by 2m
Pending
CAN/26/2022
T1) Conifer - Removal of tree by climbing and dismantling in sections for safety. - Is in decline, being suffocated by T2 and T7. If left until completely dead it will become unsafe to climb and dismantle safely. T2) Holly - Trim lower half of crown at the back to give clearance of back boundary line to stop growth effecting neighbour. T3) Tree of Heaven - Crown lift - Remove lower branches to give clearance from head height. - Crown lift to 2.4m - It is only a few branches on 1 side (Branches less than 7.5cm) T4) Tree of Heaven - Crown lift - Remove lower branches to give clearance from head height.- Crown lift to 2.4m - It is only a few branches on 1 side (Branches less than 7.5cm) T5) Conifer - Crown lift - Remove some lower branches to give clearance from head height.Crown lift to 2.4m. T6) Bay Tree - Reduce Crown by 1.5m to allow easier maintenance for gardener who can no longer reach.Reduce to 1.5m T7) Conifer - No work to this tree, this is healthy, but has overgrown T1 and is suffocating it.
Pending
CAN/26/2023
T1 - Conifer Hedge - Reduce height by 1.2m from 4m to 2.8m
Pending

View Planning Timeline

Ownership

Corporate Ownership65.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-02-11
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£33,857

Population Density-

Owner Occupied58%

Age Distribution

0-15 15%16-64 62%65+ 23%

View Area Profile

Schools Nearby

St Andrew's School (Rochester)
0.5 mi
Inspected by ISI
St William of Perth Roman Catholic Primary School
0.5 mi
Inspected as St William of Perth Roman Catholic Primary School (URN 118775) on 18 Oct 2023
St Peter's Infant School
0.6 mi
Good
St Margaret's at Troy Town CofE Voluntary Controlled Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

6 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Riverview Lodge Guest House, 88 Borstal Road
-
£1.04M
-
120A Borstal Road
-
£405k
-
110 Borstal Road
-
£600k
-
66 Borstal Road
-
£693k
-

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