2 Hookwall Cottage, Hook Wall, Brookland, Romney Marsh, TN29 9TJ

UPRN:50000128Detached House2 bedsBuilt 1930-1949

FreeholdCouncil Tax: -EPC: E (49)

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

2 Hookwall Cottage, Hook Wall, Brookland, Romney Marsh, TN29 9TJ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£624,000

£562k - £687kMedium

Estimate

£624k

Range

£562k – £687k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

4.62%

Verdict

Derived from HomePortfolio scores

2 Hookwall Cottage earns an INVESTIGATE rating with HP Score 54/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (11/100). 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

54/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

11/ 100

Low

Transit & Bike

Transit 35Bike 23

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£650,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£463/mo
Cash on cash: -2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£624,000

Rent Estimate (pcm)£2,500

Gross Yield4.62%

1y Growth-

3y Growth-4.2%

5y Growth+0.2%

10y Growth+2.6%

Last Sold Price£380,000 (2016-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TN29 9TJ

Approval Rate

-12mo

Development

low

25/0749/FH
Works to tree the subject of TPO No7 of 2006 T1 Silver Birch crown reduction by a max of 2 metres.
Conditions

View Planning Timeline

Ownership

Corporate Ownership76.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-03-31
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£33,355

Population Density-

Owner Occupied69%

Age Distribution

0-15 17%16-64 61%65+ 22%

View Area Profile

Schools Nearby

Brookland Church of England Primary School
0.8 mi
Good
Brenzett Church of England Primary School
1.9 mi
Inspected as Brenzett Church of England Primary School (URN 118703) on 29 Jun 2016
St Michael's Church of England Primary School
3.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Lydd Primary School
4.3 mi
Good

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

View All Schools

Comparables

View All

1 Hookwall Cottage
-
£480k
-
Hook House
-
£840k
-
2 Hookwall Cottage
-
£380k
-
2 Hookwall Cottage
-
£165k
-

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