8 Rectory Park, Pett, Hastings, TN35 4EU

UPRN:10002653472Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: D (67)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

8 Rectory Park, Pett, Hastings, TN35 4EU

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£504,000

£479k - £529kHigh

Estimate

£504k

Range

£479k – £529k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

4.20%

Verdict

Derived from HomePortfolio scores

8 Rectory Park earns an INVESTIGATE rating with HP Score 62/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (26/100). 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

62/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

26/ 100

Low

Transit & Bike

Transit 5Bike 29

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£500,000

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,550-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£476/mo
Cash on cash: -3.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£504,000

Rent Estimate (pcm)£1,750

Gross Yield4.20%

1y Growth-

3y Growth-0.3%

5y Growth+1.6%

10y Growth+3.4%

Last Sold Price£132,500 (1997-11-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN35 4EU

Approval Rate

-12mo

Development

low

RR/2026/0375/HOU
Proposed conversion of derelict outbuilding with link extension, and first floor dormer.
Pending
RR/2025/2142/HOU
Proposed replacement entrance porch and attached garage
Conditions
RR/2025/1880/HOU
Proposed alterations to existing single storey rear addition and rendering of existing side and rear brick elevations
Conditions

View Planning Timeline

Ownership

Corporate Ownership74.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1997-11-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,790

Population Density89 /km²

Owner Occupied87%

Age Distribution

0-15 14%16-64 54%65+ 32%

View Area Profile

Schools Nearby

Guestling Bradshaw Church of England Primary School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Icklesham Church of England Primary School and Nursery
1.5 mi
Good
Buckswood School
1.5 mi
Inspected by ISI
Mulberry Academy Hastings
2.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 Rectory Park
-
£365k
-
9 Rectory Park
-
£280k
-
2 Rectory Park
-
£335k
-
6 Rectory Park
-
£365k
-

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