Flat 48, Kings House, 8 Queens Gardens, Hove, BN3 2QU

UPRN:22267713Flat/Maisonette1 bedsBuilt 2018

LeaseholdCouncil Tax: Band CEPC: C (74)

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

Flat 48, Kings House, 8 Queens Gardens, Hove, BN3 2QU

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£456,000

£434k - £479kHigh

Estimate

£456k

Range

£434k – £479k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

5.55%

Verdict

Derived from HomePortfolio scores

Flat 48 earns an INVESTIGATE rating with HP Score 85/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (94/100). 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)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

85/ 100

Strong

Investment Score

74/ 100

High

Crime Score

16/ 100

Moderate

Walkability

94/ 100

Excellent

Transit & Bike

Transit 19Bike 69

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: 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 +12.3% (HIGH), sold-comps +20.2%, £/sqft +20.1%] → 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 22267713· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.7%· as of 21 Oct 2026
Rental economics3.9/40
gross yield 5.5%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1850/mo (range 1700-2000)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -458/mo, -25% 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), 29 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
934 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,700-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£69/mo
Cash on cash: -0.6%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.37 - 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 22267713Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.7%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 1850/mo (range 1700-2000)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 1850/mo (range 1700-2000)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£456,000

Rent Estimate (pcm)£1,850

Gross Yield5.55%

1y Growth-9.8%

3y Growth-1.0%

5y Growth+1.4%

10y Growth+2.7%

Last Sold Price£500,000 (2021-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BN3 2QU

Approval Rate

-12mo

Development

low

BH2026/00382
To install telecommunications apparatus.
Pending
BH2026/00380
To install telecommunications apparatus.
Pending
BH2026/00383
To install telecommunications apparatus.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-09-30
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 Density8,829 /km²

Owner Occupied53%

Age Distribution

0-15 9%16-64 65%65+ 26%

View Area Profile

Schools Nearby

St Andrew's CofE (Aided) Primary School
0.4 mi
-
Brighton and Hove Clinic School
0.5 mi
Outstanding
Brunswick Primary School
0.5 mi
Requires improvement
The Montessori Place
0.6 mi
Outstanding

4 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Kings House, 8 Queens Gardens
-
£395k
-
Kings House, 8 Queens Gardens
-
£550k
-
Kings House, 8 Queens Gardens
-
£625k
-
Kings House, 8 Queens Gardens
-
£478k
-

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