Pear Trees, Lewes Road, Whitesmith, Lewes, BN8 6JG

UPRN:10033401730Detached House2 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

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

Pear Trees, Lewes Road, Whitesmith, Lewes, BN8 6JG

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£994,000

£895k - £1.09MMedium

Estimate

£994k

Range

£895k – £1.09M

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

4.11%

Verdict

Derived from HomePortfolio scores

Pear Trees earns an INVESTIGATE rating with HP Score 59/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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 SourcesPortal 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

59/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 25Bike 30

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£950,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £2,850-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£956/mo
Cash on cash: -3.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.01 - 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£994,000

Rent Estimate (pcm)£3,250

Gross Yield4.11%

1y Growth-

3y Growth-3.9%

5y Growth-0.5%

10y Growth+2.3%

Last Sold Price£760,000 (2017-04-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BN8 6JG

Approval Rate

-12mo

Development

low

WD/2026/2081/F
NEW FRONT PORCH TO REPLACE EXISTING
Pending
WD/2025/2644/FR
RETROSPECTIVE APPLICATION TO RETAIN MARQUEE ON SITE FOR WEDDINGS AND OTHER EVENTS INCLUDING ASSOCIATED PARKING AREA
Rejected
WD/2025/6002/CM
VARIATION OF CONDITION 2 (TO PERMIT A SECOND WEIGHBRIDGE), CONDITION 10 (TO EXTEND WORKING HOURS ON SATURDAYS, SUNDAYS AND BANK HOLIDAYS), CONDITION 15 (TO PERMIT INCREASED VEHICLE MOVEMENTS) AND CONDITION 17 (TO PERMIT OUTSIDE STORAGE OF EQUIPMENT) OF PLANNING PERMISSION WD/791/CM.
Approved

View Planning Timeline