Broad Field, The Plat, Northiam, Rye, TN31 6LU

UPRN:10090508394Detached PropertyBeds -Built 2012-2021

FreeholdCouncil Tax: Band EEPC: C (78)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Broad Field, The Plat, Northiam, Rye, TN31 6LU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£769,000

£615k - £922kLow

Estimate

£769k

Range

£615k – £922k

Rent Estimate (pcm)

£2,200

£2k - £3k

Monthly

£2,200

Yield

5.03%

Verdict

Derived from HomePortfolio scores

Broad Field earns an INVESTIGATE rating with HP Score 69/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (39/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

39/ 100

Mixed

Transit & Bike

Transit 5Bike 40

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 economics0.1/40
gross yield 5.0%; range width penalty ×0.65; the estimate this rent rides on sits 32% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2200/mo (range 1900-2500)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -728/mo, -33% 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
Risk & liquidity9.3/15
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£525,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £1,900-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: -£249/mo
Cash on cash: -1.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - 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 2200/mo (range 1900-2500)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this homeRental 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

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 2200/mo (range 1900-2500)

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£769,000

Rent Estimate (pcm)£2,200

Gross Yield5.03%

1y Growth-

3y Growth-1.5%

5y Growth-0.3%

10y Growth+2.6%

Last Sold Price£420,000 (2007-11-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0TN31 6LU

Approval Rate

-12mo

Development

low

RR/2026/0818/TCA
1 x Wild Cherry Tree - this tree is in decline, and we request permission to remove it to ground level and dig out the stump. 1 x Quince - this is also in decline - to remove to ground level
Pending
RR/2026/0708/HOU
Erection of a rear conservatory extension measuring 5.5m wide by 3m deep, with a flat roof and central glazed lantern, white uPVC frame and glazing above a brick dwarf wall to match existing, to the rear elevation of Hayes Barn.
Pending
RR/2026/0510/HOU
Ground floor front extension and roof alterations to form new first floor accommodation within the roof space with gable ends and dormer windows to the front and rear. Partial cladding to existing ground floor walls.
Pending

View Planning Timeline

Ownership

Corporate Ownership69.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-11-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,790

Population Density59 /km²

Owner Occupied85%

Age Distribution

0-15 11%16-64 47%65+ 42%

View Area Profile

Schools Nearby

Northiam Church of England Primary School and Nursery
0.4 mi
Inspected as Northiam Church of England Primary School (URN 114516) on 12 Jun 2019
Frewen College
0.5 mi
Inspected by ISI
Beckley Church of England Primary School
1.7 mi
Good
Little Gate College
2.4 mi
-

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Bramley Main Street
-
£390k
-
Paxhaven Main Street
-
£380k
-
Broad View Main Street
-
£295k
-
Bramley Main Street
-
£310k
-

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