Clare House, Lewes Road, East Grinstead, RH19 3SY

UPRN:10070640386Semi-Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: -

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

Clare House, Lewes Road, East Grinstead, RH19 3SY

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£915,000

£824k - £1.01MMedium

Estimate

£915k

Range

£824k – £1.01M

Rent Estimate (pcm)

£3,750

£3k - £4k

Monthly

£3,750

Yield

4.62%

Verdict

Derived from HomePortfolio scores

Clare House earns an INVESTIGATE rating with HP Score 66/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (13/100). 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 NationsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

13/ 100

Low

Transit & Bike

Transit 8Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -6.6% (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 13 Oct 2026
- valuation_snapshotsestimate for 10070640386· as of 13 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.80
- valuation_snapshotsrent estimate 3750/mo (range 3400-4150)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,487/mo, -40% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 30 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 4 Nov 2026
Risk & liquidity12.8/15
368 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

£731,000£1,121,000

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£975,000

At the asking price

Monthly rent£3,750/mo

Evidenced range £3,400-£4,150

Interest rate5.4%

Loan to value75%

Cash required: £335,050
Net cash flow: -£694/mo
Cash on cash: -2.5%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - 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 10070640386Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3750/mo (range 3400-4150)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 3750/mo (range 3400-4150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 30 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£915,000

Rent Estimate (pcm)£3,750

Gross Yield4.62%

1y Growth-

3y Growth-1.4%

5y Growth+0.6%

10y Growth+1.5%

Last Sold Price£665,000 (2015-12-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RH19 3SY

Approval Rate

-12mo

Development

low

DM/26/2435
Conversion of existing attached double garage. Main hipped roof extension with catslide roof over converted garage, incorporating first floor extension. New windows arrangement to front elevation at ground and first floors. New windows and doors arrangement to rear elevation at ground and first floors. New lean to tiled roof with rooflights to replace existing lean to glazed utility roof. New open porch to front entrance with tiled hipped roof. Internal refurbishment in association with conversion and extension. New tiled driveway and relocated entrance comprising a pair of facing brick piers and gates. New double garage.
Pending
DM/26/2056
Proposed single storey rear extension
Pending
DM/26/1946
Discharge of condition no 3 relating to planning application DM/25/3038.
Approved

View Planning Timeline

Ownership

Corporate Ownership56.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-12-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density382 /km²

Owner Occupied86%

Age Distribution

0-15 19%16-64 57%65+ 24%

View Area Profile

Schools Nearby

Brambletye School
0.5 mi
Inspected by ISI
Sackville School
0.7 mi
Good
Estcots Primary School
0.8 mi
-
Ashurst Wood Primary School
0.8 mi
Inspected as Ashurst Wood Primary School (URN 125929) on 15 Jul 2025

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

View All Schools

Comparables

View All

Clare House Lewes Road
-
£665k
-
Manor Cottage Lewes Road
-
£342k
-
Manorhurst Lewes Road
-
£570k
-
Manor Cottage Lewes Road
-
£302k
-

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