58 Western Road, Lewes, BN7 1RP

UPRN:100060064474End Terrace House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: E (46)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£522,000

£496k - £548kHigh

Estimate

£522k

Range

£496k – £548k

Rent Estimate (pcm)

£1,650

£1k - £2k

Monthly

£1,650

Yield

11.65%

Verdict

Derived from HomePortfolio scores

58 Western Road earns an INVESTIGATE rating with HP Score 69/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (75/100). 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

69/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

47/ 100

Elevated

Walkability

75/ 100

High

Transit & Bike

Transit 30Bike 39

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£170,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,450-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £53,200
Net cash flow: £569/mo
Cash on cash: 12.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.88 - 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£522,000

Rent Estimate (pcm)£1,650

Gross Yield11.65%

1y Growth-

3y Growth-0.0%

5y Growth+0.1%

10y Growth+2.1%

Last Sold Price£307,000 (2010-11-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN7 1RP

Approval Rate

-12mo

Development

low

SDNP/26/04285/TPO
T1 - Common Lime - High crown lift (approx. 11m) of epicormic growth; crown thin by 20%; prune back branches overhanging garden by up to 2m T2 - Common Lime - High crown lift (approx. 11m) of epicormic growth; crown thin by 20%; prune back branches overhanging garden by up to 2m T3 - Common Beech - Raise canopy on southern side and prune back branches overhanging neighbouring property by 2-3m to provide at least 3m clearance
Pending
SDNP/26/04218/NMA
Non Material Amendment - To amend the length of the extension from 3m to 3.3m.
Pending
SDNP/26/04215/TPO
T1 - Sycamore - crown lift low secondary limbs up to 7m height by removing approximately 2m to growth points, selective crown thin by up to 10%, remove crossing branches, superfluous growth and deadwood
Pending

View Planning Timeline

Ownership

Corporate Ownership61.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-11-30
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 Density-

Owner Occupied69%

Age Distribution

0-15 13%16-64 66%65+ 21%

View Area Profile

Schools Nearby

Lewes Old Grammar School
0.3 mi
Inspected by ISI
Western Road Community Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Southover CofE Primary School
0.4 mi
Good
Wallands Community Primary and Nursery School
0.4 mi
Good

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

View All Schools

Comparables

View All

28 Western Road
-
£160k
-
68 Western Road
-
£355k
-
66 Western Road
-
£435k
-
28 Western Road
-
£270k
-

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