1 Brookside, Piddinghoe, Newhaven, BN9 9AX

UPRN:100060065090Semi-Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: E (42)

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

1 Brookside, Piddinghoe, Newhaven, BN9 9AX

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£483,000

£458k - £507kHigh

Estimate

£483k

Range

£458k – £507k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

6.19%

Verdict

Derived from HomePortfolio scores

1 Brookside earns an INVESTIGATE rating with HP Score 57/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (1/100). 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

57/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

1/ 100

Low

Transit & Bike

Transit 4Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 -0.4% (HIGH), sold-comps -46.5%, £/sqft -46.4%] → 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 11 Nov 2026
- valuation_snapshotsestimate for 100060065090· as of 11 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.1%· as of 29 Oct 2026
Rental economics8.7/40
gross yield 6.2%; range width penalty ×0.92
- valuation_snapshotsrent estimate 2500/mo (range 2300-2650)· as of 11 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -339/mo, -14% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 218 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 11 Nov 2026
Risk & liquidity14.6/15
133 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

£364,000£558,000

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£485,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,300-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £161,050
Net cash flow: £94/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 100060065090Valuation edge · as of 11 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.1%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2300-2650)Rental economics · as of 11 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 2500/mo (range 2300-2650)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 218 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.
1 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£483,000

Rent Estimate (pcm)£2,500

Gross Yield6.19%

1y Growth-

3y Growth+0.2%

5y Growth+2.7%

10y Growth+2.5%

Last Sold Price£330,000 (2014-07-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BN9 9AX

Approval Rate

-12mo

Development

low

SDNP/26/02393/TCA
Horse Chestnut (T1) - Reduce crown by 2/3m back to growth points from top and sides
Approved
SDNP/26/02347/TCA
T1 - Thuja - fell to ground level
Approved
SDNP/26/02086/TPO
T1 - Sycamore - Crown Reduction by 2 meters; T2 - Sycamore - Crown Reduction by 2 meters; T3 Sycamore - Crown Reduction by 3 meters
Approved

View Planning Timeline

Ownership

Corporate Ownership63.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-07-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 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

Breakwater Academy
1.0 mi
Inspected as Meeching Valley Primary School (URN 114440) on 5 Mar 2014
Denton Community Primary School and Nursery
1.1 mi
-
Harbour Primary and Nursery School
1.2 mi
Inspected as Southdown Junior School (URN 114436) on 31 Jan 2012
Meridian Community Primary School and Nursery
1.3 mi
Good

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

View All Schools

Comparables

View All

6 Brookside
-
£270k
-
10 Brookside
-
£420k
-
19 Brookside
-
£380k
-
19 Brookside
-
£325k
-

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