6 Clay House, Clay Place, Halling, Rochester, ME2 1FN

UPRN:44030711Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (83)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

6 Clay House, Clay Place, Halling, Rochester, ME2 1FN

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£252,000

£239k - £264kHigh

Estimate

£252k

Range

£239k – £264k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

8.57%

Verdict

Derived from HomePortfolio scores

6 Clay House earns an INVESTIGATE rating with HP Score 58/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (7/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

7/ 100

Low

Transit & Bike

Transit 7Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: the estimate sits 17% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +16.7% (HIGH), sold-comps +13.2%, £/sqft +13.2%] → measured edge +0.50pp 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 44030711· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 9.4%· as of 4 Nov 2026
Rental economics26.7/40
gross yield 8.6%; range width penalty ×0.93; the estimate this rent rides on sits 17% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1500/mo (range 1400-1600)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin3.7/30
stressed cash flow +55/mo, +4% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 59 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 3 Nov 2026
Risk & liquidity14.7/15
366 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 sensitivityScores 70+ up to £168,000

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £330/mo
Cash on cash: 6.0%
Score at this price: 48

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.12 - clears 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 44030711Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 9.4%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1500/mo (range 1400-1600)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advert

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 1500/mo (range 1400-1600)
Rental economics needs verification before you rely on it
sale estimate 17% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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. Set your walk-away price before viewing - above £168,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£252,000

Rent Estimate (pcm)£1,500

Gross Yield8.57%

1y Growth-50.0%

3y Growth+0.0%

5y Growth+1.4%

10y Growth+2.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0ME2 1FN

Approval Rate

-12mo

Development

low

MC/26/1958
Construction of 2 no. detached dwellings with associated detached garages and extension of existing driveway to create new access road
Pending
MC/26/1909
Application for a Lawful Development Certificate (Proposed) for the conversion of an existing integral garage to a habitable space along with the insertion of window to front with brick fascia
Rejected
MC/26/1822
Installation of two canopies and associated works
Pending

View Planning Timeline

Ownership

Corporate Ownership62%
Overseas OwnershipNo
Lease Term Remaining111 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,857

Population Density413 /km²

Owner Occupied71%

Age Distribution

0-15 23%16-64 66%65+ 11%

View Area Profile

Schools Nearby

Cuxton Community Junior School
1.1 mi
Good
Cuxton Community Infant School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Halling Primary School
1.2 mi
Good
Medway Green School
1.2 mi
Inspected by ISI

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Clay House Clay Place
-
£220k
-
4 Clay Place
-
£440k
-
2 Clay Place
-
£490k
-
Clay House Clay Place
-
£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