Four Winds, 2 West End Way, Lancing, BN15 8RL

UPRN:60008574Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: D (63)

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

Four Winds, 2 West End Way, Lancing, BN15 8RL

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£538,000

£511k - £565kHigh

Estimate

£538k

Range

£511k – £565k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

6.32%

Verdict

Derived from HomePortfolio scores

Four Winds earns an INVESTIGATE rating with HP Score 73/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (69/100). 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

73/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

69/ 100

Moderate

Transit & Bike

Transit 11Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 2 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +11.7% (HIGH), sold-comps -1.1%, £/sqft -1.1%] → measured edge +0.00pp 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 60008574· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%· as of 28 Oct 2026
Rental economics25.7/40
gross yield 8.2% on contractual rent (listing-disclosed tenancy); contractual 3800/mo far above the 2500/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 3800/mo (tenanted)· as of 2 Nov 2026· verify before relying on this
Stress margin7.8/30
stressed cash flow +255/mo, +8% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 140 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 2 Nov 2026
Risk & liquidity14.6/15
306 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 £392,000

£356,000£546,000

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£475,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,300-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: £128/mo
Cash on cash: 1.0%
Score at this price: 48

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.56 - 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 60008574Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%Valuation edge · as of 28 Oct 2026
listing_factscontractual rent 3800/mo (tenanted)Rental economics · as of 2 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
contractual rent 3800/mo (tenanted)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 140 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. Set your walk-away price before viewing - above £392,000 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£538,000

Rent Estimate (pcm)£2,500

Gross Yield6.32%

1y Growth-

3y Growth+0.1%

5y Growth+2.8%

10y Growth+3.2%

Last Sold Price£280,000 (2017-12-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0BN15 8RL

Approval Rate

-12mo

Development

low

AWDM/1257/26
Over-cladding existing factory roof with insulation and profiled metal roofing sheets (raising height by 300mm)
Pending
AWDM/1180/26
Temporary change of use from car park to construction site compound for the Worthing Heat Network
Pending
AWDM/1152/26
Proposed single storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership67.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-12-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

26 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,217

Population Density2,934 /km²

Owner Occupied77%

Age Distribution

0-15 12%16-64 50%65+ 38%

View Area Profile

Schools Nearby

Springboard Education
0.6 mi
Good
Boundstone Nursery School
0.9 mi
Outstanding
Red Balloon Worthing Learner Centre
0.9 mi
Inspected by ISI
Davison Church of England High School for Girls, Worthing
0.9 mi
OutstandingImproving

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

View All Schools

Comparables

View All

6 West End Way
-
£239k
-
17 West End Way
-
£550k
-
19 West End Way
-
£520k
-
4 West End Way
-
£325k
-

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