Abbey Vista, 43 Lower Lake, Battle, TN33 0AT

UPRN:10090511677Detached House3 bedsBuilt 2012 onwards

FreeholdCouncil Tax: Band FEPC: A (95)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Abbey Vista, 43 Lower Lake, Battle, TN33 0AT

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£652,000

£522k - £783kLow

Estimate

£652k

Range

£522k – £783k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

3.20%

Verdict

Derived from HomePortfolio scores

Abbey Vista earns an INVESTIGATE rating with HP Score 74/100. Investment score 80/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (71/100). 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

74/ 100

Mixed

Investment Score

80/ 100

High

Crime Score

46/ 100

Elevated

Walkability

71/ 100

High

Transit & Bike

Transit 13Bike 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 economics0/40
gross yield 3.2%; range width penalty ×0.75
- valuation_snapshotsrent estimate 2200/mo (range 1950-2450)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,993/mo, -91% 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 & liquidity9.2/15
129 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£825,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £1,950-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £280,050
Net cash flow: -£1,261/mo
Cash on cash: -5.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.79 - 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 1950-2450)Rental economics · as of 9 Nov 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

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 2200/mo (range 1950-2450)

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£652,000

Rent Estimate (pcm)£2,200

Gross Yield3.20%

1y Growth-27.5%

3y Growth-2.0%

5y Growth-2.3%

10y Growth+1.9%

Last Sold Price£825,000 (2025-08-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN33 0AT

Approval Rate

-12mo

Development

low

RR/2026/0807/TN
Install Fibre distribution box and cable at the above location.
Pending
RR/2026/0780/TN
1X new 11M light wooden pole
Pending
RR/2026/0653/TN
1 new 11M light pole
Approved

View Planning Timeline