20 Godwin Road, Hastings, TN35 5JR

UPRN:100060031451Terrace Property4 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: C (73)

Data freshness:Listing· freshPlanning· 2mo agoEPC· 4mo agoRisk· 2y agoCrime· freshAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£492,000

£468k - £517kHigh

Estimate

£492k

Range

£468k – £517k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

6.18%

Verdict

Derived from HomePortfolio scores

20 Godwin Road earns an INVESTIGATE rating with HP Score 76/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (65/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

57/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

65/ 100

Moderate

Transit & Bike

Transit 22Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 23 Oct 2026

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

Valuation edge0/15
claims [AVM -0.6% (HIGH)] → measured edge +0.00pp 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 100060031451· as of 9 Oct 2026
Rental economics8.8/40
gross yield 6.2%; range width penalty ×0.93
- valuation_snapshotsrent estimate 2550/mo (range 2400-2750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -344/mo, -13% 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 23 Oct 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 294 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 23 Oct 2026
Risk & liquidity14.6/15
186 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

£371,000£569,000

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£495,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,400-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £164,550
Net cash flow: £95/mo
Cash on cash: 0.7%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.53 - clears 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 100060031451Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2400-2750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 23 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 23 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2550/mo (range 2400-2750)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 294 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
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£492,000

Rent Estimate (pcm)£2,550

Gross Yield6.18%

1y Growth+50.8%

3y Growth-1.7%

5y Growth+1.2%

10y Growth+3.2%

Last Sold Price£243,000 (2006-05-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2TN35 5JR

Approval Rate

100%12mo

Development

low

HS/LB/26/00547
Partial recovering of roof slopes and repairs, including clearance and making good valley gutter
Pending
HS/FA/26/00544
Porch to front elevation
Pending
HS/FA/26/00517
Erection of garden storage/shed and removal of 3 outbuildings. Landscaping existing garden, including creation of new levels. Removal of 2 trees
Pending

View Planning Timeline