Patchway, Wellgreen Lane, Kingston, Lewes, BN7 3NS

UPRN:100060064264Detached Bungalow3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: D (63)

Data freshness:Planning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Patchway, Wellgreen Lane, Kingston, Lewes, BN7 3NS

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,293,000

£1.23M - £1.36MHigh

Estimate

£1.29M

Range

£1.23M – £1.36M

Rent Estimate (pcm)

£3,850

£3k - £4k

Monthly

£3,850

Yield

3.55%

Verdict

Derived from HomePortfolio scores

Patchway earns an INVESTIGATE rating with HP Score 65/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (23/100). 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

65/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

23/ 100

Low

Transit & Bike

Transit 8Bike 39

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 -0.5% (HIGH), sold-comps -52.9%, £/sqft -53.0%] → 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 100060064264· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 19.5%· as of 12 Oct 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.65
- valuation_snapshotsrent estimate 3850/mo (range 3350-4400)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,785/mo, -72% 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), 114 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
230 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

£975,000£1,495,000

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£1,300,000

At the asking price

Monthly rent£3,850/mo

Evidenced range £3,350-£4,400

Interest rate5.4%

Loan to value75%

Cash required: £465,050
Net cash flow: -£1,722/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): 0.88 - 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 100060064264Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 19.5%Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 3850/mo (range 3350-4400)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · 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 3850/mo (range 3350-4400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 114 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£1,293,000

Rent Estimate (pcm)£3,850

Gross Yield3.55%

1y Growth-

3y Growth-0.0%

5y Growth+0.1%

10y Growth+2.1%

Last Sold Price£865,000 (2019-05-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BN7 3NS

Approval Rate

-12mo

Development

low

SDNP/26/04141/LIS
To fix the covering front hung clay tiles, of both 2 and 3 Hollowdown Cottages (the application for 3 Hollowdown Cottages has already been submitted).
Pending
SDNP/26/03833/HOUS
Construction of swimming pool, installation of freestanding sauna and associated landscaping works
Pending
SDNP/26/03721/LDP
Stationing of a caravan within the curtilage of the dwellinghouse for purposes incidental to the enjoyment of the dwellinghouse (AMENDED)
Approved

View Planning Timeline

Ownership

Corporate Ownership61.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-05-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,088

Population Density40 /km²

Owner Occupied76%

Age Distribution

0-15 14%16-64 55%65+ 31%

View Area Profile

Schools Nearby

Iford and Kingston Church of England Primary School
0.2 mi
-
Compass Community School Pinetree Park
0.3 mi
Good
Western Road Community Primary School
1.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Southover CofE Primary School
1.2 mi
Good

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

View All Schools

Comparables

View All

Seasons Wellgreen Lane
-
£1.33M
-
The Skylarks Wellgreen Lane
-
£860k
-
Patchway Wellgreen Lane
-
£865k
-
Belle Vue Lodge Wellgreen Lane
-
£1.08M
-

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