Pond Cottage, 61A Little Paddocks, Ferring, Worthing, BN12 5NH

UPRN:100061731990Detached Bungalow3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band EEPC: D (61)

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

Pond Cottage, 61A Little Paddocks, Ferring, Worthing, BN12 5NH

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£731,000

£694k - £767kHigh

Estimate

£731k

Range

£694k – £767k

Rent Estimate (pcm)

£2,750

£3k - £3k

Monthly

£2,750

Yield

4.89%

Verdict

Derived from HomePortfolio scores

Pond Cottage earns an INVESTIGATE rating with HP Score 73/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (45/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

45/ 100

Mixed

Transit & Bike

Transit 15Bike 28

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 +7.7% (HIGH), sold-comps -9.4%, £/sqft -9.4%] → 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 10 Nov 2026
- valuation_snapshotsestimate for 100061731990· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 22.1%· as of 12 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2750/mo (range 2500-3000)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -956/mo, -35% 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: 0 price cut(s), 40 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
257 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,500-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£374/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 100061731990Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 22.1%Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2750/mo (range 2500-3000)Rental economics · as of 10 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 2750/mo (range 2500-3000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 40 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£731,000

Rent Estimate (pcm)£2,750

Gross Yield4.89%

1y Growth-

3y Growth-3.3%

5y Growth-1.0%

10y Growth+1.9%

Last Sold Price£535,000 (2020-03-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0BN12 5NH

Approval Rate

-12mo

Development

low

K/29/26/DOC
Approval of details reserved by condition imposed under K/9/26/PD relating to condition 2-full colour schedule of materials and finishes.
Pending
FG/121/26/CLP
Lawful development certificate for proposed single storey side and rear extensions, loft conversion including hip to gable roof extensions to the east and west, rear dormer, and front and rear rooflights.
Pending
FG/112/26/DOC
Approval of details reserved by condition imposed under FG/14/25/PL relating to conditions 4-EV Charging, 5-energy efficiency, 6-Biodiversity Enhancement Layout and 11-covered and secure cycle parking spaces.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-03-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,809

Population Density-

Owner Occupied88%

Age Distribution

0-15 6%16-64 39%65+ 55%

View Area Profile

Schools Nearby

Ferring C of E Primary School
0.5 mi
Good
St Oscar Romero Catholic School
0.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Goring-By-Sea CofE (Aided) Primary School
1.3 mi
Good
East Preston Infant School
1.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Little Paddocks
-
£2k
-
41 Little Paddocks
-
£575k
-
Gull Cottage, 52A Little Paddocks
-
£370k
-
49 Little Paddocks
-
£680k
-

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