72 Windmill Drive, Brighton, BN1 5HJ

UPRN:22043978Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band EEPC: D (63)

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

18 of 21 sources

Sale Estimate

£749,000

£711k - £786kHigh

Estimate

£749k

Range

£711k – £786k

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

4.14%

Verdict

Derived from HomePortfolio scores

72 Windmill Drive earns an INVESTIGATE rating with HP Score 79/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (59/100). 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

79/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

59/ 100

Moderate

Transit & Bike

Transit 15Bike 46

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 -33.5% (HIGH), sold-comps -45.3%, £/sqft -45.3%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 22043978· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 8.6%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.88
- valuation_snapshotsrent estimate 3450/mo (range 3200-3750)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,813/mo, -53% 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: 0 price cut(s), 28 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
801 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

£750,000£1,150,000

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£1,000,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £3,200-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£987/mo
Cash on cash: -3.4%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.02 - 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 22043978Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 8.6%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 3450/mo (range 3200-3750)Rental economics · as of 12 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 3450/mo (range 3200-3750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 28 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. 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£749,000

Rent Estimate (pcm)£3,450

Gross Yield4.14%

1y Growth-38.9%

3y Growth-0.4%

5y Growth+0.7%

10y Growth+2.8%

Last Sold Price£605,000 (2020-12-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN1 5HJ

Approval Rate

-12mo

Development

low

BH2026/00404
Erection of single storey rear extension.
Pending
BH2026/00371
Demolition of the existing front outdoor seating area and installation of a new front outdoor seating area with a powder coated aluminium frame and retractable roof.
Pending
BH2026/00332
Erection of single storey front extension with rooflights.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-12-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,506

Population Density2,759 /km²

Owner Occupied90%

Age Distribution

0-15 22%16-64 60%65+ 18%

View Area Profile

Schools Nearby

Westdene Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Downs View Life Skills College
0.4 mi
-
Patcham Infant School
0.6 mi
Good
Patcham High School
0.7 mi
Good

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

View All Schools

Comparables

View All

54 Windmill Drive
-
£873k
-
78 Windmill Drive
-
£530k
-
70 Windmill Drive
-
£1.07M
-
66 Windmill Drive
-
£660k
-

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