# 20 BRIARFIELDS, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0HE

## Property details

- Slug: `89c73d6` (address key hash: `89c73d68a29e08d77b6feb83e35834aee94b6fa8`)
- Postcode: CO13 0HE
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 106 m²
- EPC rating: E
- Last sold: £370,000 Mar 2026
- Price per m²: £3,491/m²
- Local average: £417,394 (40 sales)
- Street crime: 30 incidents within 1 mile (May 2026)

## Latest sale

- Price: £370,000
- Date: 2026-03-05
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 02/10/2034
- **Current heating cost:** £1,514/year
- **Est. upgrade cost to C:** £19,260

### Recommendations
- A3 (£1,500 - £2,700)
- W2 (£4,000 - £6,000)
- E (£60)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9008-1209-6304-2765-0500)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-05 | £370,000 | Detached | +103.3% | £374,901 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-1a8b-8922-e063-4804a8c094d0) |
| Sold | 2007-07-27 | £182,000 | Detached | — | £264,361 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d8014a82-efac-4913-bf17-cea706b13dff) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 BRIARFIELDS, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0HE | £370,000 | 05/03/2026 | Detached |
| 20 BRIARFIELDS, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0HE | £182,000 | 27/07/2007 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [153050807](http://87.117.209.195:8080/listings/b4226ec)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £370,000 |
| listed | 2024-09-26 | £375,000 |
| sold | 2007-01-01 | £182,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 GREYS FARM CLOSE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0FY | £363,500 | 28/11/2025 | Detached |
| 12 THE SPARLINGS, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0HD | £390,000 | 04/08/2025 | Detached |
| 12 HORSEY ROAD, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0DZ | £255,000 | 24/03/2025 | Detached |
| 6 MALTING LANE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0EH | £740,000 | 18/12/2023 | Detached |
| 5A MALTING LANE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0EH | £350,000 | 27/10/2023 | Detached |
| 7 TAMARISK CLOSE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0GG | £460,000 | 19/01/2023 | Detached |
| 1 GREYS FARM CLOSE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0FY | £442,500 | 30/11/2022 | Detached |
| 34 PYESAND, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0EA | £300,000 | 25/11/2022 | Detached |
| 7 PYESAND, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0EA | £405,000 | 02/11/2022 | Detached |
| 5 TAMARISK CLOSE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0GG | £417,000 | 28/10/2022 | Detached |
| 9 TAMARISK CLOSE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0GG | £585,000 | 28/10/2022 | Detached |
| 1 TAMARISK CLOSE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0GG | £425,000 | 27/10/2022 | Detached |
| 3 TAMARISK CLOSE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0GG | £435,000 | 21/10/2022 | Detached |
| 8 CRABTREE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0HF | £445,000 | 30/09/2022 | Detached |
| 26 DUGMORE AVENUE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0ED | £235,000 | 04/07/2022 | Detached |
| 62 THE STREET, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0EF | £320,000 | 27/06/2022 | Detached |
| 39 DUGMORE AVENUE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0ED | £280,000 | 01/06/2022 | Detached |
| THE MALTINGS OAK VIEW MALTING LANE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0EH | £150,000 | 03/05/2022 | Detached |
| 19 DUGMORE AVENUE, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0ED | £242,500 | 02/02/2022 | Detached |
| 28 HORSEY ROAD, KIRBY LE SOKEN, FRINTON-ON-SEA, TENDRING, ESSEX, CO13 0DZ | £280,000 | 12/01/2022 | Detached |

**Area average:** £376,025 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -7.4%
- **10y growth:** -1.4%

## House Price Index (HM Land Registry)

*Official index for Tendring; Detached series; as of April 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 9.3%
- **10y growth (index):** 37.6%

## Rental Range

*ONS Price Index of Private Rents (Tendring). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £946/mo
- **Realistic:** £1,051/mo
- **Optimistic:** £1,156/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Central Norfolk & Norwich (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Beverley Drive, CO13 | £1,500/mo | 3 | 0.85 miles | OpenRent |
| 3 Bed Bungalow, Woodland Walk, CO13 | £2,400/mo | 3 | 1.03 miles | OpenRent |

**Average rent: £1,950/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.53% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,950/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 15.8×
- **Monthly cashflow:** £273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 17 |
| Criminal damage and arson | 3 |
| Public order | 3 |
| Anti-social behaviour | 2 |
| Other theft | 2 |
| Possession of weapons | 2 |
| Vehicle crime | 1 |
| **Total incidents** | **30** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Kirby Primary Academy | Primary | 0.6 miles | Good — 11 Mar 2019 |
| Hamford Primary Academy | Primary | 1.1 miles | Good — 16 Jan 2023 |
| Frinton-on-Sea Primary School | Primary | 1.3 miles | Good — 21 Jan 2020 |
| Tendring Technology College | Secondary | 1.4 miles | Good — 16 Jul 2024 |
| St Philomena's School | Other | 1.6 miles | — (No rating) |