Pond Bey, Mill Lane, Poynings, Brighton, BN45 7AE

UPRN:10070627918Detached House5 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band GEPC: C (74)

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

Pond Bey, Mill Lane, Poynings, Brighton, BN45 7AE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,791,000

£1.70M - £1.88MHigh

Estimate

£1.79M

Range

£1.70M – £1.88M

Rent Estimate (pcm)

£5,250

£5k - £6k

Monthly

£5,250

Yield

3.50%

Verdict

Derived from HomePortfolio scores

Pond Bey earns an INVESTIGATE rating with HP Score 44/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (14/100). 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

44/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

55/ 100

Elevated

Walkability

14/ 100

Low

Transit & Bike

Transit 3Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 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 -0.5% (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 12 Oct 2026
- valuation_snapshotsestimate for 10070627918· as of 12 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.69
- valuation_snapshotsrent estimate 5250/mo (range 4600-5950)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,865/mo, -74% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 103 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 9 Nov 2026
Risk & liquidity7.8/15
6 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

£1,350,000£1,980,000

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£1,800,000

At the asking price

Monthly rent£5,250/mo

Evidenced range £4,600-£5,950

Interest rate5.4%

Loan to value75%

Cash required: £671,050
Net cash flow: -£2,440/mo
Cash on cash: -4.4%
Score at this price: 8

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.86 - 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 10070627918Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 5250/mo (range 4600-5950)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 5250/mo (range 4600-5950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 103 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£1,791,000

Rent Estimate (pcm)£5,250

Gross Yield3.50%

1y Growth-

3y Growth-9.1%

5y Growth-7.5%

10y Growth+2.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN45 7AE

Approval Rate

-12mo

Development

low

SDNP/26/03891/LDP
Certificate of Lawful Development for Provision of one moveable structure within the curtilage, and for the purposes, of a building used as a drinking establishment known as The Royal Oak Inn
Pending
SDNP/26/03049/HOUS
Installation of photovoltaic panel system
Rejected
SDNP/26/01866/LDP
Installation of 11no roof mounted solar panels to south facing front roof slope
Approved

View Planning Timeline

Ownership

Corporate Ownership72.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density52 /km²

Owner Occupied67%

Age Distribution

0-15 17%16-64 59%65+ 24%

View Area Profile

Schools Nearby

Albourne Church of England Primary School
2.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Lawrence CofE Primary School
2.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
King's School
3.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
West Blatchington Primary and Nursery School
3.1 mi
Inspected as West Blatchington Primary and Nursery School (URN 114425) on 22 Jan 2019

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

View All Schools

Comparables

View All

Follymead Mill Lane
-
£1.38M
-
Rose Cottage Mill Lane
-
£468k
-
Twitten Bend Mill Lane
-
£725k
-
Follymead Mill Lane
-
£800k
-

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