Brook House, Northiam Road, Broad Oak, Rye, TN31 6EP

UPRN:10002653875Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

Data freshness:Planning· 4mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Brook House, Northiam Road, Broad Oak, Rye, TN31 6EP

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

£1,513,000

£1.36M - £1.66MMedium

Estimate

£1.51M

Range

£1.36M – £1.66M

Rent Estimate (pcm)

£4,350

£4k - £5k

Monthly

£4,350

Yield

7.46%

Verdict

Derived from HomePortfolio scores

Brook House earns an INVESTIGATE rating with HP Score 64/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (15/100). 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 SourcesPortal 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

15/ 100

Low

Transit & Bike

Transit 5Bike 44

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity
estimate implies a 54% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£700,000

At the asking price

Monthly rent£4,350/mo

Evidenced range £3,750-£4,950

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: £649/mo
Cash on cash: 3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.84 - clears 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£1,513,000

Rent Estimate (pcm)£4,350

Gross Yield7.46%

1y Growth-55.7%

3y Growth-1.5%

5y Growth-0.3%

10y Growth+2.6%

Last Sold Price£687,500 (2004-10-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TN31 6EP

Approval Rate

-12mo

Development

low

RR/2025/2010/HOU
Demolition of side and rear extensions/outbuildings and erection of new side and rear extension with new roof and loft conversion. Erection of single storey attached garage and new electric sliding gates to front boundary.
Conditions
RR/2025/1477/P
Demolition of attached garage, detached workshop and ad-hoc single storey rear extensions and removal of roof to replace with proposed single storey rear extension, side extension and new roof with loft conversion. Demolition of existing double car port and replace with double garage with granny annex above. New electric sliding gates to front boundary.
Pending
RR/2025/1354/P
Proposed self-build dwelling.
Pending

View Planning Timeline

Ownership

Corporate Ownership69.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-10-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

23 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,790

Population Density174 /km²

Owner Occupied82%

Age Distribution

0-15 13%16-64 48%65+ 39%

View Area Profile

Schools Nearby

Brede Primary School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Little Gate College
1.9 mi
-
Frewen College
1.9 mi
Inspected by ISI
Northiam Church of England Primary School and Nursery
2.0 mi
Inspected as Northiam Church of England Primary School (URN 114516) on 12 Jun 2019

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Woodend Northiam Road
-
£350k
-
Stone Haven Northiam Road
-
£790k
-
Twin Oaks Northiam Road
-
£350k
-
Rosteage Northiam Road
-
£640k
-

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