95A High Street, Rye, TN31 7JN

UPRN:10093334243Flat/MaisonetteBeds -Built before 1900

Tenure: -Council Tax: Band CEPC: D (66)

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

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£309,000

£247k - £370kLow

Estimate

£309k

Range

£247k – £370k

Rent Estimate (pcm)

£1,350

£1k - £2k

Monthly

£1,350

Yield

3.81%

Verdict

Derived from HomePortfolio scores

95A High Street earns an INVESTIGATE rating with HP Score 76/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 21Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [sold-comps +6.6%, £/sqft +6.5%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7.8%· as of 23 Oct 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.83
- valuation_snapshotsrent estimate 1350/mo (range 1250-1500)· as of 10 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -939/mo, -70% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity9.3/15
175 sales/12mo in area; valuation range width 40%
- 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£500/mo
Cash on cash: -4.3%
Score at this price: 12

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

property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 7.8%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1500)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026 · verify before relying on this
property_intelligencetransactions_12mo

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 1350/mo (range 1250-1500)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£309,000

Rent Estimate (pcm)£1,350

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
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN31 7JN

Approval Rate

-12mo

Development

low

RR/2026/0671/OUT
Outline application with all matters reserved except access for the demolition of the existing building and the construction of up to 55 new dwellings and commercial floor space, with new access from New Road.
Pending
RR/2026/0658/HOU
Proposed detached garage building
Pending
RR/2026/0656/LDP
Certificate of Proposed Lawfulness for single-storey rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership69.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,790

Population Density-

Owner Occupied69%

Age Distribution

0-15 12%16-64 56%65+ 32%

View Area Profile

Schools Nearby

Rye Community Primary School
0.2 mi
Good
Rye College
0.3 mi
Good
St Michael's Church of England Primary School
1.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Thomas' Church of England Aided Primary School
2.2 mi
Good

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

View All Schools

Comparables

View All

86B High Street
-
£305k
-
97A High Street
-
£475k
-
100 High Street
-
£650k
-
100 High Street
-
£165k
-

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