Benham Villa, Gibbons Brook, Sellindge, Ashford, TN25 6HL

UPRN:50011344Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: D (56)

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

Benham Villa, Gibbons Brook, Sellindge, Ashford, TN25 6HL

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£955,000

£764k - £1.15MLow

Estimate

£955k

Range

£764k – £1.15M

Rent Estimate (pcm)

£3,750

£3k - £4k

Monthly

£3,750

Yield

4.86%

Verdict

Derived from HomePortfolio scores

Benham Villa earns an INVESTIGATE rating with HP Score 64/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). 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 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 5Bike 22

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 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 advert has 5 bedrooms but the valuation snapshot describes 3 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [sold-comps -42.5%, £/sqft -42.4%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 8.9%· as of 20 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.80
- valuation_snapshotsrent estimate 3750/mo (range 3400-4150)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 30 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,276/mo, -34% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 568 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 30 Oct 2026
Risk & liquidity9.2/15
225 sales/12mo in area; valuation range width 40%
- 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

£694,000£1,064,000

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£925,000

At the asking price

Monthly rent£3,750/mo

Evidenced range £3,400-£4,150

Interest rate5.4%

Loan to value75%

Cash required: £315,050
Net cash flow: -£526/mo
Cash on cash: -2.0%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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

property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 8.9%Valuation edge · as of 20 Oct 2026
valuation_snapshotsrent estimate 3750/mo (range 3400-4150)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 30 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

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 3750/mo (range 3400-4150)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. 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£955,000

Rent Estimate (pcm)£3,750

Gross Yield4.86%

1y Growth-

3y Growth+2.5%

5y Growth+3.0%

10y Growth+3.7%

Last Sold Price£450,000 (2004-11-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN25 6HL

Approval Rate

-12mo

Development

low

26/1487/FH
Single storey rear extension with 3 rooflights, insertion of bi-fold doors & alterations to fenestration.
Conditions
26/1371/FH
Works to trees subject to TPO No 16 of 2016 comprising of T1 English Oak partial crown reduction of a maximum of 1.5 metres vertically and 4 metres laterally.
Conditions
26/1348/FH
Conversion of existing garage into ancillary accommodation.
Conditions

View Planning Timeline

Ownership

Corporate Ownership68.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-11-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,355

Population Density122 /km²

Owner Occupied85%

Age Distribution

0-15 14%16-64 61%65+ 25%

View Area Profile

Schools Nearby

Sellindge Primary School
0.7 mi
Good
Lympne Church of England Primary School
1.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Brockhill Park Performing Arts College
2.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Smeeth Community Primary School
2.6 mi
Good

6 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Barnhaven Gibbons Brook
-
£252k
-
Foo Cwaft House Gibbons Brook
-
£380k
-
Gibbons Brook Farm Gibbons Brook
-
£700k
-
Wagon Lodge Gibbons Brook
-
£949k
-

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