13 Brooklands, Ghyll Road, Crowborough, TN6 1RY

UPRN:10070938771Purpose Built Flat2 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: Band DEPC: B (82)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

13 Brooklands, Ghyll Road, Crowborough, TN6 1RY

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£329,000

£312k - £345kHigh

Estimate

£329k

Range

£312k – £345k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

5.51%

Verdict

Derived from HomePortfolio scores

13 Brooklands earns an INVESTIGATE rating with HP Score 75/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (46/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

46/ 100

Mixed

Transit & Bike

Transit 3Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +7.3% (HIGH), sold-comps -1.3%, £/sqft -1.3%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10070938771· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 15.4%· as of 29 Oct 2026
Rental economics3.4/40
gross yield 5.5%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1400/mo (range 1250-1500)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -388/mo, -28% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 34 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 5 Nov 2026
Risk & liquidity14.6/15
270 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

£229,000£351,000

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£305,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,250-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £98,050
Net cash flow: -£60/mo
Cash on cash: -0.7%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - clears 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 10070938771Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 15.4%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1250-1500)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026

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 1400/mo (range 1250-1500)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£329,000

Rent Estimate (pcm)£1,400

Gross Yield5.51%

1y Growth-

3y Growth+0.0%

5y Growth+1.9%

10y Growth+3.3%

Last Sold Price£282,000 (2018-04-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN6 1RY

Approval Rate

-12mo

Development

low

TM/2026/0245/TPO
WORK TO ONE OAK TREE WITHIN TREE PRESERVATION ORDER (CROWBOROUGH) NO 30, 1988
Pending
TM/2026/0238/TPO
REDUCE ONE OAK TREE BY 10% WITHIN TREE PRESERVATION ORDER (CROWBOROUGH) NO 10, 1995
Pending
TM/2026/0235/TPO
WORKS AS PER SCHEDULE TO (T1) FIELD MAPLE TREE WITHIN TREE PRESERVATION ORDER (CROWBOROUGH) NO 7, 2003
Pending

View Planning Timeline

Ownership

Corporate Ownership76.3%
Overseas OwnershipNo
Lease Term Remaining104 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-04-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density739 /km²

Owner Occupied88%

Age Distribution

0-15 12%16-64 51%65+ 37%

View Area Profile

Schools Nearby

St John's Church of England Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Acre Wood Academy
0.8 mi
Inspected as Grove Park School (URN 114688) on 1 Oct 2024
St Marys Catholic Primary School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sir Henry Fermor Church of England Primary School
1.1 mi
Good

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Land At The Rear Of Brooklands Ghyll Road
-
£25k
-
Brooklands Ghyll Road
-
£290k
-
Brooklands Ghyll Road
-
£282k
-
Brooklands Ghyll Road
-
£280k
-

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