Beach End, Pett Level Road, Pett Level, Hastings, TN35 4EH

UPRN:10096856593Detached House3 bedsBuilt 2024

FreeholdCouncil Tax: Band GEPC: A (104)

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

Beach End, Pett Level Road, Pett Level, Hastings, TN35 4EH

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,978,000

£1.88M - £2.08MHigh

Estimate

£1.98M

Range

£1.88M – £2.08M

Rent Estimate (pcm)

£6,750

£6k - £8k

Monthly

£6,750

Yield

4.06%

Verdict

Derived from HomePortfolio scores

Beach End earns an INVESTIGATE rating with HP Score 59/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (10/100). 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 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

59/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 8Bike 26

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£1,995,000

At the asking price

Monthly rent£6,750/mo

Evidenced range £6,000-£7,500

Interest rate5.4%

Loan to value75%

Cash required: £752,950
Net cash flow: -£2,060/mo
Cash on cash: -3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.00 - below 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£1,978,000

Rent Estimate (pcm)£6,750

Gross Yield4.06%

1y Growth-

3y Growth-0.3%

5y Growth+1.6%

10y Growth+3.4%

Last Sold Price£750,000 (2018-07-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1TN35 4EH

Approval Rate

-12mo

Development

low

RR/2026/0363/HOU
Conversion / Change of Use of existing detached Double Garage to form Annexe Accommodation
Pending
RR/2026/0360/HOU
Creation of vehicular access and associated parking area (part-retrospective)
Pending
RR/2026/0350/HOU
New conservatory, porch, front gable, roof windows, doors, windows and weatherboarding to existing house. New garage with attic room and workshop. New boundary fence, boundary wall, entrance and timber gates.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-07-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,790

Population Density281 /km²

Owner Occupied89%

Age Distribution

0-15 7%16-64 48%65+ 45%

View Area Profile

Schools Nearby

Icklesham Church of England Primary School and Nursery
2.1 mi
Good
St Thomas' Church of England Aided Primary School
2.4 mi
Good
Guestling Bradshaw Church of England Primary School
2.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Buckswood School
2.7 mi
Inspected by ISI

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Oystercatcher Pett Level Road
-
£975k
-
Thalassa Pett Level Road
-
£625k
-
Seascape Pett Level Road
-
£1.70M
-
Granny'S Chalet Pett Level Road
-
£50k
-

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