Semi-Detached

16 VALLEY ROAD

LEWES, EAST SUSSEX, BN7 1LE

£415,000

Location

Map view View on Google Maps View on OpenStreetMap Street View BN7 1LE

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Southdown Avenue	0.2 miles
Shop	Leicester Road Stores	0.3 miles
Train station	Lewes	0.7 miles
University	Richmond AS03 Lecture Theatre	3.6 miles
Hospital	Eye Hospital	6.1 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Floor area

65 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£415,000 Jan 2026

Price per m²

£6,385/m²

Local average

£551,496 (13 sales)

Street crime

126 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 27/06/2025

Expiry date: 26/06/2035

Current heating cost: £645/year

Potential heating cost: £510/year

Est. upgrade cost to C: £19,513

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (suspended floor) (£5,000 - £10,000)
Low energy lighting for all fixed outlets (£150 - £175)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	28/01/2026	£415,000	Semi-detached	—	£434,913 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
22 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JY	£300,000	18/07/2025	Semi-detached
66 WARREN DRIVE, LEWES, EAST SUSSEX, BN7 1HD	£212,500	05/12/2023	Semi-detached
32 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LF	£495,000	23/11/2023	Semi-detached
52 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JZ	£477,500	21/10/2022	Semi-detached
77 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JZ	£556,000	14/10/2022	Semi-detached
3 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LE	£400,000	29/07/2022	Semi-detached
76 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JZ	£440,000	17/02/2022	Semi-detached
8 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JY	£450,000	30/11/2021	Semi-detached
18 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LE	£503,500	12/11/2021	Semi-detached
10 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LE	£470,000	24/09/2021	Semi-detached
6 DALE ROAD, LEWES, EAST SUSSEX, BN7 1LH	£537,000	03/09/2021	Semi-detached

Area average: £440,136 (11 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 20.8%

10y growth -8.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Lewes. Series: Semi-detached. As of April 2026.

1y (index) 3.7%

5y (index) 12.7%

10y (index) 25.8%

Rental Range

Estimated market rent for Lewes. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,191/mo

Realistic £1,323/mo

Optimistic £1,455/mo

Based on Local Authority from postcode lookup → Lewes.

LHA (30th percentile) 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
3 Bed Terraced House, Priory Street, BN7	£2,200/mo	3	0.57 miles	OpenRent
4 Bed Flat, Holowdown Cottages The Street King, BN7	£5,308/mo	4	1.17 miles	OpenRent

Average rent: £3,754/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.9%

Max investor price (0.8%) £469,250

Target investor price (1%) £375,400

Gross yield 10.9%

Cost-to-rent ratio 9.2×

Monthly cashflow £1,719/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 17.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Anti-social behaviour	39
Violence and sexual offences	39
Criminal damage and arson	12
Shoplifting	9
Public order	8
Other crime	6
Other theft	6
Drugs	5
Burglary	1
Possession of weapons	1
Total incidents	126

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Western Road Community Primary School	Primary	0.4 miles	Good — 23 Apr 2012
Southover CofE Primary School	Primary	0.4 miles	Good — 18 Oct 2013
Lewes Old Grammar School	Other	0.5 miles	— (No rating)
Wallands Community Primary and Nursery School	Primary	0.7 miles	Good — 13 Nov 2022
Owlswick School	Other	0.9 miles	Good — 12 Nov 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
24/06/2019	24/05/2019	5	—
15/10/2012	30/08/2012	—	1

# 16 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LE

## Property details

- Slug: `ffcc0ea` (address key hash: `ffcc0ea3b43a3b26ccc9e477f16d97f996f8090e`)
- Postcode: BN7 1LE
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 65 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £415,000 Jan 2026
- Price per m²: £6,385/m²
- Local average: £551,496 (13 sales)
- Street crime: 126 incidents within 1 mile (May 2026)

## Latest sale

- Price: £415,000
- Date: 2026-01-28
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 26/06/2035
- **Current heating cost:** £645/year
- **Est. upgrade cost to C:** £19,513

### Recommendations
- W1 (£5,000 - £10,000)
- E (£150 - £175)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1735-5126-1500-0853-2222)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £415,000 | Semi-detached | — | £434,913 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-d130-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| 16 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LE | £415,000 | 28/01/2026 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JY | £300,000 | 18/07/2025 | Semi-detached |
| 66 WARREN DRIVE, LEWES, EAST SUSSEX, BN7 1HD | £212,500 | 05/12/2023 | Semi-detached |
| 32 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LF | £495,000 | 23/11/2023 | Semi-detached |
| 52 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JZ | £477,500 | 21/10/2022 | Semi-detached |
| 77 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JZ | £556,000 | 14/10/2022 | Semi-detached |
| 3 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LE | £400,000 | 29/07/2022 | Semi-detached |
| 76 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JZ | £440,000 | 17/02/2022 | Semi-detached |
| 8 WINTERBOURNE CLOSE, LEWES, EAST SUSSEX, BN7 1JY | £450,000 | 30/11/2021 | Semi-detached |
| 18 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LE | £503,500 | 12/11/2021 | Semi-detached |
| 10 VALLEY ROAD, LEWES, EAST SUSSEX, BN7 1LE | £470,000 | 24/09/2021 | Semi-detached |
| 6 DALE ROAD, LEWES, EAST SUSSEX, BN7 1LH | £537,000 | 03/09/2021 | Semi-detached |

**Area average:** £440,136 (11 sales)

## Capital growth trend

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

- **5y growth:** 20.8%
- **10y growth:** -8.3%

## House Price Index (HM Land Registry)

*Official index for Lewes; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.7%
- **5y growth (index):** 12.7%
- **10y growth (index):** 25.8%

## Rental Range

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

- **Low:** £1,191/mo
- **Realistic:** £1,323/mo
- **Optimistic:** £1,455/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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Priory Street, BN7 | £2,200/mo | 3 | 0.57 miles | OpenRent |
| 4 Bed Flat, Holowdown  Cottages The Street  King, BN7 | £5,308/mo | 4 | 1.17 miles | OpenRent |

**Average rent: £3,754/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.9% (okay)
- **Max investor price (0.8%):** £469,250
- **Target investor price (1%):** £375,400

*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 £3,754/mo).*

- **Gross yield:** 10.9%
- **Cost-to-rent:** 9.2×
- **Monthly cashflow:** £1,719/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.1%

*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 |
|----------|-------|
| Anti-social behaviour | 39 |
| Violence and sexual offences | 39 |
| Criminal damage and arson | 12 |
| Shoplifting | 9 |
| Public order | 8 |
| Other crime | 6 |
| Other theft | 6 |
| Drugs | 5 |
| Burglary | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **126** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Western Road Community Primary School | Primary | 0.4 miles | Good — 23 Apr 2012 |
| Southover CofE Primary School | Primary | 0.4 miles | Good — 18 Oct 2013 |
| Lewes Old Grammar School | Other | 0.5 miles | — (No rating) |
| Wallands Community Primary and Nursery School | Primary | 0.7 miles | Good — 13 Nov 2022 |
| Owlswick School | Other | 0.9 miles | Good — 12 Nov 2023 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #13618635
- **Address:** 16 Valley Road, LEWES, BN7 1LE
- **Certificate Issued:** 24/06/2019
- **Work Completed:** 24/05/2019
- **Items:** 5 window(s)

### FENSA Certificate #9121926
- **Address:** 16 Valley Road, LEWES, BN7 1LE
- **Certificate Issued:** 15/10/2012
- **Work Completed:** 30/08/2012
- **Items:** 1 door(s)