28 King Henrys Road, Lewes, BN7 1BU

UPRN:10033263288Semi-Detached House2 bedsBuilt 2003-2006

Tenure: -Council Tax: Band DEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£760,000

£608k - £912kLow

Estimate

£760k

Range

£608k – £912k

Rent Estimate (pcm)

£2,250

£2k - £3k

Monthly

£2,250

Yield

4.00%

Verdict

Derived from HomePortfolio scores

28 King Henrys Road earns an INVESTIGATE rating with HP Score 80/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (67/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

67/ 100

Moderate

Transit & Bike

Transit 35Bike 49

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£675,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £1,950-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£720/mo
Cash on cash: -3.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - below 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£760,000

Rent Estimate (pcm)£2,250

Gross Yield4.00%

1y Growth-

3y Growth-0.0%

5y Growth+0.1%

10y Growth+2.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1BN7 1BU

Approval Rate

-12mo

Development

low

SDNP/26/04210/TCA
T1 - Walnut - Remove a single branch that runs parallel to the garden boundary
Pending
SDNP/26/04140/DCOND
Discharge of Condition 3 (external window and door details) of Listed Building Consent SDNP/25/04900/LIS.
Pending
SDNP/26/04105/TCA
Holly tree - Located to the east of the main church steps - To cut down dying/dead tree to ground level and treat stump.
Pending

View Planning Timeline

Ownership

Corporate Ownership61.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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 Density2,558 /km²

Owner Occupied73%

Age Distribution

0-15 16%16-64 59%65+ 25%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

34 King Henrys Road
-
£295k
-
34 King Henrys Road
-
£425k
-
30 King Henrys Road
-
£1.19M
-
34 King Henrys Road
-
£340k
-

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