4 Highcroft Mews, Highcroft Villas, Brighton, BN1 5PT

UPRN:22158593Semi-Detached House4 bedsBuilt 2007 onwards

FreeholdCouncil Tax: Band FEPC: C (78)

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

4 Highcroft Mews, Highcroft Villas, Brighton, BN1 5PT

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£751,000

£714k - £789kHigh

Estimate

£751k

Range

£714k – £789k

Rent Estimate (pcm)

£4,250

£4k - £5k

Monthly

£4,250

Yield

7.29%

Verdict

Derived from HomePortfolio scores

4 Highcroft Mews earns an INVESTIGATE rating with HP Score 82/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 29Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

High confidence3 independent sourcesListing checked 3 Nov 2026

Every component scored, and three or more independent sources agree.

Valuation edge2.5/15
claims [AVM +6.8% (HIGH), sold-comps +8.9%, £/sqft +8.8%] → 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 22158593· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.8%· as of 1 Nov 2026
Rental economics16.3/40
gross yield 7.3%; range width penalty ×0.89
- valuation_snapshotsrent estimate 4250/mo (range 3950-4600)· as of 12 Oct 2026· verify before relying on this
Stress margin1/30
stressed cash flow +41/mo, +1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- 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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£4,250/mo

Evidenced range £3,950-£4,600

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: £580/mo
Cash on cash: 2.9%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.80 - 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 22158593Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.8%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 4250/mo (range 3950-4600)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

Rental economics needs verification before you rely on it
rent estimate 4250/mo (range 3950-4600)
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 →flood, subsidence, crime, environment - the full domain

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. 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.
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£751,000

Rent Estimate (pcm)£4,250

Gross Yield7.29%

1y Growth-

3y Growth-0.4%

5y Growth+0.7%

10y Growth+2.8%

Last Sold Price£480,000 (2012-04-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BN1 5PT

Approval Rate

-12mo

Development

low

BH2026/00406
T1 Ash to reduce away from buildings either side of tree by approx 3 metres. Cut back to appropriate growth points.
Pending
BH2026/00361
yew - reduce by 3m Portuguese laurel - reduce by 3m yew - reduce by 2.5m holly - pollard/reduce by 3m bay - reduce by 3m reduce all growth 1m back from property behind REASON to reduce shading to residents flats
Pending
BH2026/00352
Conversion of a three-storey maisonette and lower ground-floor flat into a single dwelling house (C3). Erection of a single-storey side and rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-04-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

29 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,506

Population Density9,692 /km²

Owner Occupied60%

Age Distribution

0-15 14%16-64 74%65+ 12%

View Area Profile

Schools Nearby

Cardinal Newman Catholic School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Lancing College Preparatory School At Hove
0.2 mi
Inspected by ISI
Cottesmore St Mary's Catholic Primary School
0.2 mi
Good
Stanford Primary School
0.3 mi
Good

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

55A Highcroft Villas
-
£366k
-
48 Highcroft Villas
-
£650k
-
49 Highcroft Villas
-
£336k
-
54 Highcroft Villas
-
£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