Royston, Reedswood Road, Broad Oak, Rye, TN31 6DH

UPRN:10090507410Detached Bungalow2 bedsBuilt 1967-1975

FreeholdCouncil Tax: -EPC: C (70)

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

Royston, Reedswood Road, Broad Oak, Rye, TN31 6DH

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£353,000

£282k - £424kLow

Estimate

£353k

Range

£282k – £424k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

3.81%

Verdict

Derived from HomePortfolio scores

Royston earns an INVESTIGATE rating with HP Score 72/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (34/100). 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

72/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

34/ 100

Mixed

Transit & Bike

Transit 10Bike 53

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.8%; range width penalty ×0.70
- valuation_snapshotsrent estimate 1000/mo (range 900-1150)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -724/mo, -72% 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 5 Nov 2026
Risk & liquidity9.2/15
175 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£315,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £101,550
Net cash flow: -£371/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.94 - 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_snapshotsrent estimate 1000/mo (range 900-1150)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
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1000/mo (range 900-1150)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£353,000

Rent Estimate (pcm)£1,000

Gross Yield3.81%

1y Growth-

3y Growth-1.5%

5y Growth-0.3%

10y Growth+2.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TN31 6DH

Approval Rate

-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 Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,790

Population Density174 /km²

Owner Occupied82%

Age Distribution

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

View Area Profile

Schools Nearby

Brede Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Little Gate College
2.0 mi
-
Frewen College
2.6 mi
Inspected by ISI
Northiam Church of England Primary School and Nursery
2.7 mi
Inspected as Northiam Church of England Primary School (URN 114516) on 12 Jun 2019

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Paddock Reedswood Road
-
£460k
-
18 Reedswood Road
-
£491k
-
Newlands Reedswood Road
-
£465k
-
21 Reedswood Road
-
£410k
-

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