21 Newman Way, Billingshurst, RH14 9ZP

UPRN:10094144544Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: B (85)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£775,000

£736k - £813kHigh

Estimate

£775k

Range

£736k – £813k

Rent Estimate (pcm)

£2,700

£2k - £3k

Monthly

£2,700

Yield

6.29%

Verdict

Derived from HomePortfolio scores

21 Newman Way earns an INVESTIGATE rating with HP Score 71/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (52/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

52/ 100

Moderate

Transit & Bike

Transit 6Bike 51

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

new-build plot advert 34% below the estimate on its UPRN - the estimate describes another home on the development, not this plot

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£515,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,350-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £171,550
Net cash flow: £131/mo
Cash on cash: 0.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.55 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£775,000

Rent Estimate (pcm)£2,700

Gross Yield6.29%

1y Growth-29.6%

3y Growth-0.8%

5y Growth-1.0%

10y Growth+1.5%

Last Sold Price£743,500 (2026-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH14 9ZP

Approval Rate

100%12mo

Development

low

CA/26/0137
Surgery to 1 x Willow Tree (Works in a Conservation Area)
Pending
CA/26/0134
Fell x 1 Sycamore, Surgery x 1 Bay (Works to Trees in Conservation Area)
Pending
DC/26/1675
Fell 1 x Horse Chestnut
Pending

View Planning Timeline

Ownership

Corporate Ownership69.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2026-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,448

Population Density-

Owner Occupied66%

Age Distribution

0-15 20%16-64 61%65+ 19%

View Area Profile

Schools Nearby

Billingshurst Primary Academy
0.4 mi
Inspected as Billingshurst Primary School (URN 135813) on 28 Feb 2023
Weald School, The
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Ingfield Manor School
1.8 mi
Good
Apple Orchard School
2.1 mi
Good

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

View All Schools

Comparables

View All

11 Newman Way
-
£475k
-
12 Newman Way
-
£475k
-
15 Newman Way
-
£675k
-
19 Newman Way
-
£440k
-

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