Flat 62, Chichester House, 1 The Waterfront, Goring-by-Sea, Worthing, BN12 4FB

UPRN:10090031605Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: -EPC: C (73)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 62, Chichester House, 1 The Waterfront, Goring-by-Sea, Worthing, BN12 4FB

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£446,000

£423k - £468kHigh

Estimate

£446k

Range

£423k – £468k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

7.91%

Verdict

Derived from HomePortfolio scores

Flat 62 earns an INVESTIGATE rating with HP Score 73/100. Investment score 62/100 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

73/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

46/ 100

Mixed

Transit & Bike

Transit 18Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 13 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +4.7% (HIGH), sold-comps -16.1%, £/sqft -16.0%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 10090031605· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 21.7%· as of 7 Nov 2026
Rental economics22.9/40
gross yield 7.9%; range width penalty ×0.99
- valuation_snapshotsrent estimate 2800/mo (range 2650-2950)· as of 9 Nov 2026· verify before relying on this
Stress margin4.8/30
stressed cash flow +135/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 13 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 107 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 13 Nov 2026
Risk & liquidity14.6/15
257 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 sensitivityScores 70+ up to £340,000

£319,000£488,500

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£425,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,650-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: £504/mo
Cash on cash: 4.3%
Score at this price: 42

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.95 - 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 10090031605Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 21.7%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 2800/mo (range 2650-2950)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2800/mo (range 2650-2950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 107 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. Set your walk-away price before viewing - above £340,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£446,000

Rent Estimate (pcm)£2,800

Gross Yield7.91%

1y Growth-

3y Growth-3.3%

5y Growth-1.0%

10y Growth+1.9%

Last Sold Price£479,995 (2015-08-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN12 4FB

Approval Rate

-12mo

Development

low

AWDM/1271/26
Application for Certificate of Lawfulness for conversion of integral garage to a habitable room
Approved
AWDM/1268/26
Application for Listed Building Consent for dismantling and reconstruction two-storey timber-framed entrance porch and replacement of the front door; reinstatement of first floor lead light window, alterations to existing side addition containing the annexe including conversion of its garage to additional accommodation and retention of internal works already carried out; plus roof-mounted photovoltaic panels, metal French doors to replace existing window to East elevation, rendered plinth, rainwater drainage, enclosed terrace with screen fencing, a/c unit, bin store and bike store
Pending
AWDM/1267/26
Dismantling and reconstruction two-storey timber-framed entrance porch and replacement of the front door; reinstatement of first floor lead light window; alterations to existing side addition containing the annexe including conversion of its garage to additional accommodation and retention of internal works already carried out; plus roof-mounted photovoltaic panels, metal French doors to replace existing window to East elevation, rendered plinth, rainwater drainage, enclosed terrace with screen fencing to East side, a/c unit, bin store and bike store.
Pending

View Planning Timeline