Hillview, The Street, Sutton, Pulborough, RH20 1PS

UPRN:10002468697Semi-Detached House2 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: E (47)

Data freshness:Price Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Hillview, The Street, Sutton, Pulborough, RH20 1PS

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£518,000

£466k - £569kMedium

Estimate

£518k

Range

£466k – £569k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

3.63%

Verdict

Derived from HomePortfolio scores

Hillview earns an INVESTIGATE rating with HP Score 57/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 3Bike 19

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 28 Oct 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 -14.9% (MEDIUM), sold-comps -14.9%, £/sqft -14.8%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10002468697· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 22.9%· as of 20 Oct 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.76
- valuation_snapshotsrent estimate 1800/mo (range 1600-2000)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,317/mo, -73% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 44 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 28 Oct 2026
Risk & liquidity12.9/15
303 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

£446,000£684,000

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£595,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,600-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £199,550
Net cash flow: -£762/mo
Cash on cash: -4.6%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.90 - 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 10002468697Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 22.9%Valuation edge · as of 20 Oct 2026
valuation_snapshotsrent estimate 1800/mo (range 1600-2000)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 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 1800/mo (range 1600-2000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 44 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£518,000

Rent Estimate (pcm)£1,800

Gross Yield3.63%

1y Growth-30.7%

3y Growth-0.5%

5y Growth+0.2%

10y Growth+2.1%

Last Sold Price£467,000 (2022-04-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2RH20 1PS

Approval Rate

100%12mo

Development

low

SDNP/26/03893/TCA
Notification of intention to fell 1 no. Leylandii tree (T1) and 1 no. Lime tree (T2).
Pending
SDNP/26/02751/APNB
Agricultural building and associated works.
Rejected
SDNP/26/02505/HOUS
Replacement boundary fencing.
Pending

View Planning Timeline