Cherry Tree Cottage, 19 Shop Lane, Little Glemham, Woodbridge, IP13 0BD

UPRN:100091399435Semi-Detached Bungalow3 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: E (39)

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

Cherry Tree Cottage, 19 Shop Lane, Little Glemham, Woodbridge, IP13 0BD

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£299,000

£284k - £314kHigh

Estimate

£299k

Range

£284k – £314k

Rent Estimate (pcm)

£950

£850 - £1k

Monthly

£950

Yield

4.07%

Verdict

Derived from HomePortfolio scores

Cherry Tree Cottage earns an INVESTIGATE rating with HP Score 53/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (10/100). 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

53/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 3Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +6.4% (HIGH), sold-comps +7.6%, £/sqft +7.7%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 100091399435· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.8%· as of 22 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.67
- valuation_snapshotsrent estimate 950/mo (range 850-1100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -613/mo, -65% 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), 262 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
220 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

£210,000£322,000

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£280,000

At the asking price

Monthly rent£950/mo

Evidenced range £850-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: -£287/mo
Cash on cash: -3.9%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.01 - 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 100091399435Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.8%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 950/mo (range 850-1100)Rental economics · as of 9 Oct 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 950/mo (range 850-1100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 262 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. 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.
3. 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£299,000

Rent Estimate (pcm)£950

Gross Yield4.07%

1y Growth-

3y Growth-0.3%

5y Growth-0.1%

10y Growth+2.6%

Last Sold Price£346,000 (2021-06-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1IP13 0BD

Approval Rate

-12mo

Development

low

DC/26/2690/LBC
Listed Building Consent - Installation of an Ecodesign inset woodburner (Di Lusso Eco R5) with a 3-sided black frame, a 5" flexible stainless steel flue liner (316 grade), and a bird-guard cowl fitted to the existing chimney pot. Alteration or removal of modern late-20th-century red infill brickwork, modern rear firebrick, and modern cementitious render in whole or part as required to accommodate the stove casing. Frontage to be made good using non-structural decorative finishes (tiling, rendering/plastering and painting, or making good bare or painted brickwork). The existing compliant tiled hearth is to be retained unchanged.
Pending
DC/26/2373/DRC
Discharge of Condition Nos. 9, 10, 11, 13, 17, 18 of DC/25/4844/FUL - Restoration, extension and conversion of a derelict sawmill and dovecote into a 3 bed dwelling - Condition 9 - Historic England - Level 2 Record + Appendices (Existing drawing and photos). Condition 10 - Email from Grace Campbell (HER Archaeological Officer) confirming receipt of the Heritage Statement (June 25). Condition 11 - Temporary Stabilisation Plan and Structural Method Statement, Specification of external materials, Confirmation of Eaves and Ridge heights, Representative details of windows and external doors. Condition 13 - Final Specialist Minimally Invasive Foundation Design and Method Statement for works inside the root protection area (T9). Condition 17 - Ecological Enhancement Strategy. Condition 18 - Phase 2 Intrusive Geo-environmental Assessment.
Pending
DC/26/2191/VOC
Variation of Condition No.2 of DC/24/4057/FUL - Construction of granny flat in garden - Substitute approved plans with updated as built/proposed drawings so that development can be regularised
Pending

View Planning Timeline

Ownership

Corporate Ownership84.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-06-18
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£30,261

Population Density37 /km²

Owner Occupied70%

Age Distribution

0-15 15%16-64 56%65+ 29%

View Area Profile

Schools Nearby

Wickham Market Primary School
2.9 mi
Good
Rendlesham Primary School
3.1 mi
Good
Easton Primary School
3.2 mi
Good
Benhall St Mary's Church of England Primary School
3.4 mi
Inspected as Benhall St Mary's Church of England Voluntary Controlled Primary School (URN 124721) on 21 Nov 2017

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

View All Schools

Comparables

View All

20 Shop Lane
-
£550k
-
The Morphy House Shop Lane
-
£520k
-
20 Shop Lane
-
£480k
-
Cherry Tree Cottage, 19 Shop Lane
-
£346k
-

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