16 Talbot Mead, Hurstpierpoint, Hassocks, BN6 9FN

UPRN:10090941360Semi-Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: B (84)

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

16 Talbot Mead, Hurstpierpoint, Hassocks, BN6 9FN

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£673,000

£639k - £706kHigh

Estimate

£673k

Range

£639k – £706k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

3.69%

Verdict

Derived from HomePortfolio scores

16 Talbot Mead earns an INVESTIGATE rating with HP Score 60/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (19/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

46/ 100

Elevated

Walkability

19/ 100

Low

Transit & Bike

Transit 5Bike 25

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +3.4% (HIGH)] → 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 11 Nov 2026
- valuation_snapshotsestimate for 10090941360· as of 11 Nov 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.70
- valuation_snapshotsrent estimate 2000/mo (range 1750-2250)· as of 11 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,402/mo, -70% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 55 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 10 Nov 2026
Risk & liquidity14.6/15
219 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 sensitivity

£487,500£747,500

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£650,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,750-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£809/mo
Cash on cash: -4.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - 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 10090941360Valuation edge · as of 11 Nov 2026
valuation_snapshotsrent estimate 2000/mo (range 1750-2250)Rental economics · as of 11 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2000/mo (range 1750-2250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 55 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. 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£673,000

Rent Estimate (pcm)£2,000

Gross Yield3.69%

1y Growth-27.1%

3y Growth-1.9%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£525,000 (2020-12-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN6 9FN

Approval Rate

-12mo

Development

low

DM/26/2768
Hawthorn (T1) - Reduce and Reshape crown by up to 3 metres, crown thin by 20% and sever Ivy at base of Tree
Pending
DM/26/2722
Proposed demolition of existing detached garage. Single storey rear/side extension. Two storey rear extension. New main entrance porch. Loft conversion with rear dormer containing 2 windows. Roof light window and solar panels to front elevation. Air source heat pump to side elevation. Replacement window frames and re-render to walls
Pending
DM/26/2661
Proposed installation of 12 commercial units.
Pending

View Planning Timeline

Ownership

Corporate Ownership71%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-12-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density-

Owner Occupied79%

Age Distribution

0-15 26%16-64 58%65+ 16%

View Area Profile

Schools Nearby

Hurstpierpoint College
0.6 mi
Inspected by ISI
St Lawrence CofE Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
LVS Hassocks
1.2 mi
Inspected by ISI
Albourne Church of England Primary School
1.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

5 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

28 Talbot Mead
-
£465k
-
18 Talbot Mead
-
£625k
-
1 Talbot Mead
-
£650k
-
11 Talbot Mead
-
£556k
-

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