White Oaks, Cackle Street, Brede, Rye, TN31 6DX

UPRN:10090183185Detached House3 bedsBuilt 2012-2021

FreeholdCouncil Tax: -EPC: C (78)

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

White Oaks, Cackle Street, Brede, Rye, TN31 6DX

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£664,000

£598k - £730kMedium

Estimate

£664k

Range

£598k – £730k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

4.22%

Verdict

Derived from HomePortfolio scores

White Oaks earns an INVESTIGATE rating with HP Score 70/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (23/100). 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)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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

23/ 100

Low

Transit & Bike

Transit 6Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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: the estimate sits 19% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +18.7% (MEDIUM), sold-comps -90.8%, £/sqft -90.7%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10090183185· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 12.1%· as of 4 Nov 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.67; the estimate this rent rides on sits 19% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1900/mo (range 1650-2150)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,012/mo, -53% 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), 48 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 & liquidity12.9/15
175 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

£405,000£621,000

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£540,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,650-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £180,300
Net cash flow: -£507/mo
Cash on cash: -3.4%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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 10090183185Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 12.1%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1900/mo (range 1650-2150)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 1900/mo (range 1650-2150)
Rental economics needs verification before you rely on it
sale estimate 19% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£664,000

Rent Estimate (pcm)£1,900

Gross Yield4.22%

1y Growth-

3y Growth-1.5%

5y Growth-0.3%

10y Growth+2.6%

Last Sold Price£405,000 (2014-09-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2TN31 6DX

Approval Rate

100%12mo

Development

low

RR/2025/1768/FULL
Change of use of existing agricultural building to mixed garage/workshop, including storage for agricultural tools and maintenance equipment, along with proposed extension. (Part retrospective).
Pending
RR/2026/0646/CMA
Replacement of an additional 4no. existing Crittal windows with new double glazed, slim heritage profile Aluminium windows
Approved
RR/2026/0519/LDP
Construction of a Single storey rear extension in the form of a conservatory.
Approved

View Planning Timeline

Ownership

Corporate Ownership69.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-09-23
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£30,790

Population Density-

Owner Occupied82%

Age Distribution

0-15 13%16-64 48%65+ 39%

View Area Profile

Schools Nearby

Brede Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Westfield School
2.4 mi
Good
Little Gate College
2.5 mi
-
Sedlescombe Church of England Primary School
2.6 mi
GoodImproving

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

View All Schools

Comparables

View All

The Conifers Cackle Street
-
£540k
-
Bretts End Cackle Street
-
£535k
-
Haslemere Cackle Street
-
£655k
-
Shellford Cackle Street
-
£640k
-

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