11 Cliff Road, Hythe, CT21 5XE

UPRN:50100524Detached House6 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: C (73)

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

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,136,000

£1.08M - £1.19MHigh

Estimate

£1.14M

Range

£1.08M – £1.19M

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

3.31%

Verdict

Derived from HomePortfolio scores

11 Cliff Road earns an INVESTIGATE rating with HP Score 76/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (55/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

55/ 100

Moderate

Transit & Bike

Transit 8Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -10.0% (HIGH)] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 50100524· as of 13 Oct 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.65
- valuation_snapshotsrent estimate 3450/mo (range 2950-3900)· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,868/mo, -83% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 34 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 4 Nov 2026
Risk & liquidity14.6/15
202 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £2,950-£3,900

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,830/mo
Cash on cash: -4.9%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.82 - 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 50100524Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3450/mo (range 2950-3900)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 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 3450/mo (range 2950-3900)
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£1,136,000

Rent Estimate (pcm)£3,450

Gross Yield3.31%

1y Growth+100.9%

3y Growth+0.8%

5y Growth+1.4%

10y Growth+1.8%

Last Sold Price£1,210,000 (2022-08-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1CT21 5XE

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 TypeFreehold
Last Ownership Change2022-08-22
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 Occupied85%

Age Distribution

0-15 10%16-64 43%65+ 47%

View Area Profile

Schools Nearby

Saltwood CofE Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hythe Bay CofE Primary School
0.9 mi
Good
St Augustine's Catholic Primary School
1.0 mi
-
Seabrook Church of England Primary School
1.2 mi
Good

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

View All Schools

Comparables

View All

10 Cliff Road
-
£1.07M
-
14 Cliff Road
-
£760k
-
7 Cliff Road
-
£535k
-
6 Cliff Road
-
£618k
-

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