Modena House Rest Home, 27 Modena Road, Hove, BN3 5QF
UPRN:22016014Semi-Detached House5 bedsBuilt 1900-1929
FreeholdCouncil Tax: Band EEPC: D (59)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T12:49:55.696279+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:31:41.329984+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
86
/ 100
Strong
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
19 of 21 sourcesSale Estimate
£1,060,000
£1.01M - £1.11MHigh
Estimate
£1.06M
Range
£1.01M – £1.11M
Rent Estimate (pcm)
£4,000
£4k - £4k
Monthly
£4,000
Yield
4.53%
Verdict
Derived from HomePortfolio scores
Modena House Rest Home earns an INVESTIGATE rating with HP Score 86/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (96/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
86
HP Score
86/ 100
Strong
71
Investment Score
71/ 100
High
16
Crime Score
16/ 100
Moderate
96
Walkability
96/ 100
Excellent
Transit & Bike
Transit 21Bike 73
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,060,000
Rent Estimate (pcm)£4,000
Gross Yield4.53%
1y Growth-
3y Growth-1.0%
5y Growth+1.4%
10y Growth+2.7%
Last Sold Price£945,000 (2021-06-22)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonModerate
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0BN3 5QF
Approval Rate
-12mo
Development
low
- PendingBH2026/00351T1 Horsechestnut- Reduce back to previous points (approx 2-2.5m of re-growth) T2 Silver birch- Crown reduce by approx 1m all around and shape. Reason- to allow more light through to neighbouring ours at rear
- PendingBH2026/00339Roof alterations to include the installation of front rooflights and rear dormer.
- PendingBH2026/00319Replacement of existing shopfront and entrance door with new aluminium shopfront and entrance door.
Ownership
- Corporate Ownership57.8%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2021-06-22
- SourceLand Registry
Connectivity
Broadband (Standard)
14 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£33,506
Population Density-
Owner Occupied61%
Age Distribution
0-15 15%16-64 65%65+ 20%
Schools Nearby
- The Lioncare School0.2 miGood
- Hove Junior School0.2 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- West Hove Infant School0.2 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- Inspected by ISISt Christopher's School0.3 mi
3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 29 Modena Road-£445k-
- 13 Modena Road-£475k-
- 35 Modena Road-£1.55M-
- 9 Modena Road-£217k-