Grayswood, Crossways Park, West Chiltington, Pulborough, RH20 2QZ

UPRN:100062492484Detached House6 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band GEPC: C (72)

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

Grayswood, Crossways Park, West Chiltington, Pulborough, RH20 2QZ

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,244,000

£1.18M - £1.31MHigh

Estimate

£1.24M

Range

£1.18M – £1.31M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

4.40%

Verdict

Derived from HomePortfolio scores

Grayswood earns an INVESTIGATE rating with HP Score 62/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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)Defra 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

62/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 10Bike 18

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 +3.5% (HIGH)] → 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 13 Oct 2026
- valuation_snapshotsestimate for 100062492484· as of 13 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.72
- valuation_snapshotsrent estimate 4400/mo (range 3900-4950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,959/mo, -45% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 167 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 4 Nov 2026
Risk & liquidity14.6/15
303 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

£900,000£1,380,000

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£1,200,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,900-£4,950

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£1,004/mo
Cash on cash: -2.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 100062492484Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4400/mo (range 3900-4950)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 4400/mo (range 3900-4950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 167 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. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,244,000

Rent Estimate (pcm)£4,400

Gross Yield4.40%

1y Growth-

3y Growth-0.5%

5y Growth+0.2%

10y Growth+2.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0RH20 2QZ

Approval Rate

-12mo

Development

low

DC/26/1727
Variation of condition 1 and removal of condition 3 of previously approved application reference DC/21/2875 (Erection of 1no two-storey dwelling with hard and soft landscaping and parking provision) relating to Water Neutrality.
Pending
DC/26/1679
Conversion of existing garage to a habitable room with associated alterations. Erection of porch canopy and single-storey side garage.
Pending
DC/26/1629
Proposed new outbuilding with indoor swimming pool and changing facility (Retrospective)
Pending

View Planning Timeline

Ownership

Corporate Ownership68.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,448

Population Density110 /km²

Owner Occupied84%

Age Distribution

0-15 12%16-64 52%65+ 36%

View Area Profile

Schools Nearby

West Chiltington Community Primary School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Storrington Primary School
1.6 mi
Good
Thakeham Primary School
1.7 mi
Good
St Mary's Church of England Primary School
2.3 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Milestones Crossways Park
-
£910k
-
Heatherdown Crossways Park
-
£1.01M
-
Kithurst Lodge Crossways Park
-
£925k
-
Honeywood House Crossways Park
-
£890k
-

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