Flat 7, 65 London Road, East Grinstead, RH19 1EQ

UPRN:10090944540Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band BEPC: B (85)

Data freshness:Listing· freshPlanning· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 7, 65 London Road, East Grinstead, RH19 1EQ

HP Score

/ 100

Strong

Verdict

4 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£204,000

£193k - £214kHigh

Estimate

£204k

Range

£193k – £214k

Rent Estimate (pcm)

£1,000

£950 - £1k

Monthly

£1,000

Yield

6.23%

Verdict

Derived from HomePortfolio scores

Flat 7 earns an INVESTIGATE rating with HP Score 75/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (87/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

48/ 100

Elevated

Walkability

87/ 100

Excellent

Transit & Bike

Transit 25Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +5.6% (HIGH), sold-comps +22.1%, £/sqft +22.0%] → measured edge +0.50pp 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 9 Oct 2026
- valuation_snapshotsestimate for 10090944540· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.3%· as of 24 Oct 2026
Rental economics8.9/40
gross yield 6.2%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1000/mo (range 950-1100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -207/mo, -21% 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), 40 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 & liquidity14.6/15
368 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

£144,500£221,500

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£192,500

At the asking price

Monthly rent£1,000/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £60,400
Net cash flow: £43/mo
Cash on cash: 0.8%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - clears 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 10090944540Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.3%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 1000/mo (range 950-1100)Rental economics · as of 9 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

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 1000/mo (range 950-1100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 40 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£204,000

Rent Estimate (pcm)£1,000

Gross Yield6.23%

1y Growth-78.3%

3y Growth-1.4%

5y Growth+0.6%

10y Growth+1.5%

Last Sold Price£185,000 (2015-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

4RH19 1EQ

Approval Rate

-12mo

Development

low

DM/26/2765
Magnolia - Fell
Pending
DM/26/2680
Proposed single storey rear extension.
Pending
DM/26/2601
Boundary Mature Large Oak - reduce, height by 3-4m, crown and laterals by 50%. Crown lift to 5-6m and remove deadwood
Pending

View Planning Timeline

Ownership

Corporate Ownership56.5%
Overseas OwnershipNo
Lease Term Remaining113 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-12-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density-

Owner Occupied60%

Age Distribution

0-15 18%16-64 63%65+ 19%

View Area Profile

Schools Nearby

St Mary's Church of England Primary School, East Grinstead
0.5 mi
Inspected as St Mary's CofE Primary School, East Grinstead (URN 126055) on 9 Jun 2022
Blackwell Primary School
0.6 mi
Good
Estcots Primary School
0.6 mi
-
Sackville School
0.6 mi
Good

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

121 - 123 London Road
-
£163k
-
75E London Road
-
£195k
-
65 London Road
-
£175k
-
67 - 69 London Road
-
£180k
-

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