20 Graham Crescent, Portslade, Brighton, BN41 2YB

UPRN:22001100Semi-Detached House2 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band CEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 8mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

20 Graham Crescent, Portslade, Brighton, BN41 2YB

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£374,000

£355k - £393kHigh

Estimate

£374k

Range

£355k – £393k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

4.31%

Verdict

Derived from HomePortfolio scores

20 Graham Crescent earns an INVESTIGATE rating with HP Score 71/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (38/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

38/ 100

Mixed

Transit & Bike

Transit 15Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -19.0% (HIGH), sold-comps -25.0%, £/sqft -24.9%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 22001100· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.2%· as of 28 Sept 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1600/mo (range 1500-1750)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -831/mo, -52% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 115 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 3 Nov 2026
Risk & liquidity14.6/15
200 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

£334,000£511,500

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£445,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £147,050
Net cash flow: -£394/mo
Cash on cash: -3.2%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.07 - 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 22001100Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.2%Valuation edge · as of 28 Sept 2026
valuation_snapshotsrent estimate 1600/mo (range 1500-1750)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1600/mo (range 1500-1750)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 115 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.
1 price cut(s) recorded on the listing history.
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£374,000

Rent Estimate (pcm)£1,600

Gross Yield4.31%

1y Growth+4.6%

3y Growth+0.0%

5y Growth+1.9%

10y Growth+2.8%

Last Sold Price£350,000 (2025-12-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN41 2YB

Approval Rate

-12mo

Development

low

SDNP/26/01047/CND
Removal of Condition 3 (Existing Manege) for SDNP/25/04766/FUL.
Approved
BH2026/00219
Erection of single storey side extension.
Pending
BH2026/00074
Erection of 29no dwellings (C3) with associated access road, parking courts and landscaping.
Pending

View Planning Timeline

Ownership

Corporate Ownership68.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-12-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,506

Population Density4,939 /km²

Owner Occupied84%

Age Distribution

0-15 21%16-64 61%65+ 18%

View Area Profile

Schools Nearby

Mile Oak Primary School
0.2 mi
Good
Portslade Aldridge Community Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hill Park School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Peter Gladwin Primary School
0.8 mi
-

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

View All Schools

Comparables

View All

20 Graham Crescent
-
£350k
-
80 Graham Crescent
-
£310k
-
78 Graham Crescent
-
£343k
-
74 Graham Crescent
-
£350k
-

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