# MALLING COURT 28 SPENCES LANE, LEWES, EAST SUSSEX, BN7 2HE

## Property details

- Slug: `cb8892a` (address key hash: `cb8892acc2b6a9176c2cd69bdc216d90c86c0ba7`)
- Postcode: BN7 2HE
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Last sold: £170,000 May 2026
- Local average: £287,938 (24 sales)
- Street crime: 116 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £170,000
- Date: 2026-05-06
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-06 | £170,000 | Flat | +22.2% | £168,675 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-ca3a-8052-e063-4804a8c06ee4) |
| Sold | 2013-09-13 | £139,150 | Flat | — | £180,733 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/cf48de20-77d7-42f4-a717-6d200594ed06) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| MALLING COURT 28 SPENCES LANE, LEWES, EAST SUSSEX, BN7 2HE | £170,000 | 06/05/2026 | Flat |
| MALLING COURT 28 SPENCES LANE, LEWES, EAST SUSSEX, BN7 2HE | £139,150 | 13/09/2013 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| GIBSON COURT, 60 FLAT 5 SPENCES LANE, LEWES, EAST SUSSEX, BN7 2HE | £160,000 | 22/01/2026 | Flat |
| HAMSEY HOUSE, 5 FLAT 2 SOUTHDOWNS ROAD, LEWES, EAST SUSSEX, BN7 2WZ | £390,000 | 22/11/2023 | Flat |
| HAMSEY HOUSE, 5 FLAT 8 SOUTHDOWNS ROAD, LEWES, EAST SUSSEX, BN7 2WZ | £415,000 | 28/10/2022 | Flat |
| HAMSEY HOUSE, 5 FLAT 11 SOUTHDOWNS ROAD, LEWES, EAST SUSSEX, BN7 2WZ | £695,000 | 07/10/2022 | Flat |
| HAMSEY HOUSE, 5 FLAT 10 SOUTHDOWNS ROAD, LEWES, EAST SUSSEX, BN7 2WZ | £410,000 | 07/10/2022 | Flat |
| MALLING COURT 20 SPENCES LANE, LEWES, EAST SUSSEX, BN7 2HE | £251,000 | 21/02/2022 | Flat |

**Area average:** £386,833 (6 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Station Street, Marlborough Place Station Street, BN7](http://87.117.209.195:8080/listings/8d9ba48) | £170,000 | — | Flat | 0.62 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -8.5%
- **10y growth:** 2.5%

## House Price Index (HM Land Registry)

*Official index for Lewes; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** -2.1%
- **5y growth (index):** -4.9%
- **10y growth (index):** 7.1%

## Rental Range

*ONS Price Index of Private Rents (Lewes). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,209/mo
- **Realistic:** £1,343/mo
- **Optimistic:** £1,477/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South East Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Western Road, BN7 | £1,250/mo | 2 | 0.96 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.74% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,250/mo).*

- **Gross yield:** 8.8%
- **Cost-to-rent:** 11.3×
- **Monthly cashflow:** £431/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 35 |
| Shoplifting | 25 |
| Anti-social behaviour | 23 |
| Burglary | 7 |
| Criminal damage and arson | 6 |
| Public order | 6 |
| Bicycle theft | 3 |
| Other theft | 3 |
| Possession of weapons | 2 |
| Robbery | 2 |
| Vehicle crime | 2 |
| Drugs | 1 |
| Other crime | 1 |
| **Total incidents** | **116** |

*Within 1 mile during Aug 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| South Malling CofE Primary and Nursery School | Primary | 0.1 miles | Good — 10 Jan 2012 |
| Priory School | Secondary | 0.8 miles | Good — 14 Apr 2015 |
| Lewes Old Grammar School | Other | 0.8 miles | — (No rating) |
| Western Road Community Primary School | Primary | 0.9 miles | Good — 23 Apr 2012 |
| Southover CofE Primary School | Primary | 0.9 miles | Good — 18 Oct 2013 |