80 Pulens Lane, Petersfield, GU31 4DE

UPRN:1710037236Semi-Detached Bungalow2 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band DEPC: D (61)

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

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£617,000

£586k - £647kHigh

Estimate

£617k

Range

£586k – £647k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

4.00%

Verdict

Derived from HomePortfolio scores

80 Pulens Lane earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (46/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

46/ 100

Mixed

Transit & Bike

Transit 13Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 +2.8% (HIGH), sold-comps -74.4%, £/sqft -74.5%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 1710037236· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13%· as of 26 Sept 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.70
- valuation_snapshotsrent estimate 2000/mo (range 1750-2250)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,191/mo, -60% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 176 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 2 Nov 2026
Risk & liquidity14.7/15
114 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

£450,000£690,000

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£599,950

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,750-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £201,283
Net cash flow: -£640/mo
Cash on cash: -3.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - 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 1710037236Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13%Valuation edge · as of 26 Sept 2026
valuation_snapshotsrent estimate 2000/mo (range 1750-2250)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 2000/mo (range 1750-2250)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 176 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£617,000

Rent Estimate (pcm)£2,000

Gross Yield4.00%

1y Growth+4.5%

3y Growth-1.4%

5y Growth+2.0%

10y Growth+3.3%

Last Sold Price£575,000 (2023-09-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0GU31 4DE

Approval Rate

-12mo

Development

low

SDNP/26/03788/SCREEN
Request for Screening Opinion under the Town and Country Planning (Environmental Impact Assessment) (England & Wales) Regulations 2017 Pulens Lane Improvements .
Approved
SDNP/26/03629/TPO
Oak tree T1 Crown reduction to provide clearance from cables and better visibility and clearance on road East to West Canopy reduction 14m to 10m North to South 17m to 13m Height from 14m to 12m
Pending
SDNP/26/03562/HOUS
The proposed development comprises of the installation of a natural pool and associated biological regeneration zone within the residential property. Unlike a conventional chemical pool, a natural pool uses zero chemicals, instead it uses plant based biological filtration system that functions via a dedicated regeneration zone. The scheme integrates sensitively with the existing garden layout, enhancing the local biodiversity through native aquatic planting, and creating no harmful noise, light or any demands on mains water. - Ecological Enhancement: The regeneration zone uses native UK aquatic plants to filter water naturally, supporting local wildlife rather than adding artificial chemical run off.
Pending

View Planning Timeline

Ownership

Corporate Ownership77.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-09-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,682

Population Density2,103 /km²

Owner Occupied86%

Age Distribution

0-15 15%16-64 52%65+ 33%

View Area Profile

Schools Nearby

Herne Junior School
0.3 mi
Good
Churcher's College
0.4 mi
Inspected by ISI
Sheet Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Petersfield Infant School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

74 Pulens Lane
-
£560k
-
78 Pulens Lane
-
£695k
-
80 Pulens Lane
-
£575k
-
76 Pulens Lane
-
£713k
-

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