8 Blackhouse Rise, Hythe, CT21 5UX

UPRN:50020081Detached HouseBeds -Built 1950-1966

Tenure: -Council Tax: Band FEPC: D (58)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£839,000

£755k - £922kMedium

Estimate

£839k

Range

£755k – £922k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

2.91%

Verdict

Derived from HomePortfolio scores

8 Blackhouse Rise earns an INVESTIGATE rating with HP Score 76/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (52/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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

76/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

52/ 100

Moderate

Transit & Bike

Transit 6Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -25.1% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 50020081· as of 9 Oct 2026
Rental economics0/40
gross yield 2.9%; range width penalty ×0.65
- valuation_snapshotsrent estimate 2550/mo (range 2200-2900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,685/mo, -105% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 68 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 5 Nov 2026
Risk & liquidity12.9/15
202 sales/12mo in area; valuation range width 20%
- 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

£787,500£1,207,500

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£1,050,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,200-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £365,050
Net cash flow: -£1,778/mo
Cash on cash: -5.8%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.72 - 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 50020081Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2200-2900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2200-2900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 68 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. 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£839,000

Rent Estimate (pcm)£2,550

Gross Yield2.91%

1y Growth-

3y Growth+0.8%

5y Growth+1.4%

10y Growth+1.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1CT21 5UX

Approval Rate

-12mo

Development

low

26/1739/FH/TCA
Works to trees in a conservation area comprising of T1 Elaeagnus fell to ground level.
Pending
26/1714/FH
Works to trees subject to TPO No 12 of 1991 comprising of T1 Oak crown reduction of 4 metres vertically and 2 metres laterally.
Pending
26/1703/FH
Conversion of the upper levels of the existing property to four holiday let units.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,355

Population Density-

Owner Occupied90%

Age Distribution

0-15 11%16-64 50%65+ 39%

View Area Profile

Schools Nearby

Saltwood CofE Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Augustine's Catholic Primary School
0.9 mi
Inspected as St Augustine's Catholic Primary School (URN 118761) on 28 Sep 2018
Hythe Bay CofE Primary School
1.0 mi
Good
Brockhill Park Performing Arts College
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

9 Blackhouse Rise
-
£698k
-
9 Blackhouse Rise
-
£685k
-
2 Blackhouse Rise
-
£430k
-
6 Blackhouse Rise
-
£665k
-

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