56 Greenways, Highlands Road, Portslade, Brighton, BN41 2BS

UPRN:22121281Purpose Built Flat1 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band BEPC: E (42)

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

56 Greenways, Highlands Road, Portslade, Brighton, BN41 2BS

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£226,000

£215k - £237kHigh

Estimate

£226k

Range

£215k – £237k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

7.89%

Verdict

Derived from HomePortfolio scores

56 Greenways earns an INVESTIGATE rating with HP Score 52/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (17/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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)Defra 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

52/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

46/ 100

Elevated

Walkability

17/ 100

Low

Transit & Bike

Transit 30Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: the estimate sits 16% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +15.9% (HIGH), sold-comps +42.2%, £/sqft +42.2%] → measured edge +0.50pp 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 22121281· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.9%· as of 30 Oct 2026
Rental economics22.2/40
gross yield 7.9%; range width penalty ×0.96; the estimate this rent rides on sits 16% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1250/mo (range 1150-1300)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -13/mo, -1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 33 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 4 Nov 2026
Risk & liquidity14.7/15
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 sensitivityScores 70+ up to £142,500

£142,500£218,500

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£190,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £59,600
Net cash flow: £224/mo
Cash on cash: 4.5%
Score at this price: 39

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.95 - clears 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 22121281Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.9%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 1250/mo (range 1150-1300)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 1250/mo (range 1150-1300)
Rental economics needs verification before you rely on it
sale estimate 16% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £142,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£226,000

Rent Estimate (pcm)£1,250

Gross Yield7.89%

1y Growth-49.6%

3y Growth+0.0%

5y Growth+1.9%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN41 2BS

Approval Rate

-12mo

Development

low

AWDM/1279/26
Single storey rear extension
Pending
AWDM/1002/26
Application for Certificate of Lawfulness for Proposed loft conversion with gable-end and rear dormer and rooflights to front
Approved
AWDM/0923/26
Single storey rear extension
Approved

View Planning Timeline

Ownership

Corporate Ownership68.6%
Overseas OwnershipNo
Lease Term Remaining74 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,506

Population Density5,840 /km²

Owner Occupied50%

Age Distribution

0-15 18%16-64 67%65+ 15%

View Area Profile

Schools Nearby

St Nicolas CofE Primary School
0.0 mi
GoodConcerns
Brackenbury Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Peter Gladwin Primary School
0.3 mi
-
Hill Park School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

12 Greenways
-
£117k
-
13 Greenways
-
£242k
-
33 Greenways
-
£220k
-
1 Greenways
-
£285k
-

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