The Pearl, 73 Kenilworth Road, St. Leonards-on-Sea, TN38 0JG

UPRN:10070609901-Beds -Built 2026

Tenure: -Council Tax: Band FEPC: B (84)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Pearl, 73 Kenilworth Road, St. Leonards-on-Sea, TN38 0JG

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£246,000

£197k - £295kLow

Estimate

£246k

Range

£197k – £295k

Rent Estimate (pcm)

£900

£800 - £950

Monthly

£900

Yield

1.23%

Verdict

Derived from HomePortfolio scores

The Pearl earns an INVESTIGATE rating with HP Score 67/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (84/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

48/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 32Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 1.2%; range width penalty ×0.87
- valuation_snapshotsrent estimate 900/mo (range 800-950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,160/mo, -351% 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 5 Nov 2026
Risk & liquidity9.3/15
284 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£875,000

At the asking price

Monthly rent£900/mo

Evidenced range £800-£950

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: -£2,330/mo
Cash on cash: -9.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.30 - 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_snapshotsrent estimate 900/mo (range 800-950)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 900/mo (range 800-950)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£246,000

Rent Estimate (pcm)£900

Gross Yield1.23%

1y Growth+42.6%

3y Growth-2.2%

5y Growth+0.2%

10y Growth+4.0%

Last Sold Price£35,000 (2019-01-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN38 0JG

Approval Rate

-12mo

Development

low

HS/FA/26/00625
Single storey rear extension with alterations to windows on north elevation
Pending
HS/CD/26/00626
Discharge of Condition 4 (finish and colour of the approved cladding to be used) of planning permission HS/FA/26/00073
Approved
HS/FA/26/00622
Proposed conversion of existing second/third floor maisonette into 2 no. self contained flats
Pending

View Planning Timeline

Ownership

Corporate Ownership64%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change2019-01-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,323

Population Density-

Owner Occupied46%

Age Distribution

0-15 13%16-64 69%65+ 18%

View Area Profile

Schools Nearby

Lansdowne Children's Centre
0.3 mi
-
St Leonards Church of England Primary Academy
0.4 mi
Report card2025
Ofsted no longer awards a single overall grade.
Christ Church CofE Primary and Nursery Academy
0.5 mi
Inspected as Christ Church CofE Primary School (URN 114572) on 11 Mar 2015
St Mary Star of the Sea Catholic Primary School
0.6 mi
Inspected as St Mary Star of the Sea Catholic Primary School (URN 114574) on 24 Apr 2024

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

View All Schools

Comparables

View All

79 Kenilworth Road
-
£314k
-
81 Kenilworth Road
-
£220k
-
74 Kenilworth Road
-
£400k
-
73 Kenilworth Road
-
£35k
-

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