Church Farmhouse, The Village, Berwick, Polegate, BN26 6SR

UPRN:10033401620Detached HouseBeds -Built before 1900

Tenure: -Council Tax: -EPC: E (42)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Church Farmhouse, The Village, Berwick, Polegate, BN26 6SR

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,469,000

£1.32M - £1.62MMedium

Estimate

£1.47M

Range

£1.32M – £1.62M

Rent Estimate (pcm)

£4,700

£4k - £5k

Monthly

£4,700

Yield

3.76%

Verdict

Derived from HomePortfolio scores

Church Farmhouse earns an INVESTIGATE rating with HP Score 60/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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

60/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 7Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -2.1% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10033401620· as of 12 Oct 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.71
- valuation_snapshotsrent estimate 4700/mo (range 4150-5300)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,004/mo, -64% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 31 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 3 Nov 2026
Risk & liquidity12.8/15
163 sales/12mo in area; valuation range width 20%
- 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£4,700/mo

Evidenced range £4,150-£5,300

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£1,809/mo
Cash on cash: -4.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - 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 10033401620Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 4700/mo (range 4150-5300)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 4700/mo (range 4150-5300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 31 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. 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£1,469,000

Rent Estimate (pcm)£4,700

Gross Yield3.76%

1y Growth-

3y Growth-1.8%

5y Growth-0.5%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN26 6SR

Approval Rate

-12mo

Development

low

SDNP/26/04078/NMA
Non-material amendment to planning consent SDNP/26/00283/FUL - Removal of cellular grid, addition of speed bump at entrance
Pending
SDNP/26/03774/DCOND
Discharge of conditions 4 (gate design), 5 (cycle parking), 6 (management plan), 7 (bay marking), 8 (construction management plan), 9 (archaeological WSI), 10 (WSI record), 11 (GCN Method Statement), 12 (precautionary working methods statement), 13 (ecological design strategy) relating to application SDNP/26/00283/FUL
Pending
SDNP/26/02559/PNTEL
Electronic Communications Code (Conditions and restrictions) Regulations 2003 (as amended) - Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus - 1x 10m Light Wooden pole
Approved

View Planning Timeline

Ownership

Corporate Ownership64.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density55 /km²

Owner Occupied72%

Age Distribution

0-15 13%16-64 49%65+ 38%

View Area Profile

Schools Nearby

Alfriston School
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Park Mead Primary School
3.4 mi
-
Bede's Senior School
3.5 mi
Inspected by ISI
Chyngton School
3.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

The Old Granary
-
£720k
-
March House
-
£450k
-
Badgers
-
£210k
-

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