19 Greater Paddock, Ringmer, Lewes, BN8 5LH

UPRN:100060058263Semi-Detached Bungalow2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band DEPC: C (70)

Data freshness:Ownership· 1mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

19 Greater Paddock, Ringmer, Lewes, BN8 5LH

HP Score

/ 100

Mixed

Verdict

7 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£419,000

£398k - £440kHigh

Estimate

£419k

Range

£398k – £440k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

3.73%

Verdict

Derived from HomePortfolio scores

19 Greater Paddock earns an INVESTIGATE rating with HP Score 70/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (35/100). 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

70/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

35/ 100

Mixed

Transit & Bike

Transit 11Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM -7.4% (HIGH), sold-comps -23.0%, £/sqft -22.8%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 100060058263· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.6%· as of 12 Oct 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1400/mo (range 1300-1550)· as of 12 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 2 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -999/mo, -71% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 46 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 2 Nov 2026
Risk & liquidity14.6/15
176 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£550/mo
Cash on cash: -4.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - 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 100060058263Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.6%Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1300-1550)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 2 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 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 1400/mo (range 1300-1550)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£419,000

Rent Estimate (pcm)£1,400

Gross Yield3.73%

1y Growth-

3y Growth-3.9%

5y Growth-0.5%

10y Growth+2.3%

Last Sold Price£325,000 (2015-11-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN8 5LH

Approval Rate

-12mo

Development

low

LW/26/0542
Non-material amendment of application LW/25/0411 to amend the location of plots 81-83 and 95 to accommodate necessary health and safety legislation and the requirements of UK Power Network
Pending
TW/26/0088/TPO
T1 - Ash - Removal of 2 no. large lower branches and cutting back up to 25 % - Routine pruning for maintenance
Pending
LW/26/0454
Erection of garden workshop as an extension to existing garage
Pending

View Planning Timeline

Ownership

Corporate Ownership69%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-11-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,088

Population Density60 /km²

Owner Occupied63%

Age Distribution

0-15 16%16-64 57%65+ 27%

View Area Profile

Schools Nearby

Ringmer Primary and Nursery School
0.1 mi
Inspected as Ringmer Primary and Nursery School (URN 114415) on 28 Jun 2022
King's Academy Ringmer
0.2 mi
Inspected as Ringmer Community College (URN 137232) on 11 Jan 2017
South Malling CofE Primary and Nursery School
2.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Priory School
2.7 mi
Good

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 Greater Paddock
-
£465k
-
3 Greater Paddock
-
£500k
-
12 Greater Paddock
-
£430k
-
10 Greater Paddock
-
£380k
-

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