Goodgrooms, Church Lane, Robertsbridge, TN32 5PJ

UPRN:10002652010Detached House6 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Goodgrooms, Church Lane, Robertsbridge, TN32 5PJ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,068,000

£854k - £1.28MLow

Estimate

£1.07M

Range

£854k – £1.28M

Rent Estimate (pcm)

£3,050

£3k - £4k

Monthly

£3,050

Yield

3.66%

Verdict

Derived from HomePortfolio scores

Goodgrooms earns an INVESTIGATE rating with HP Score 61/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (11/100). 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 SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

11/ 100

Low

Transit & Bike

Transit 25Bike 26

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 4 bedrooms but the valuation snapshot describes 6 - the UPRN's evidence is for a different home

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,000,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,600-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£1,263/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.90 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,068,000

Rent Estimate (pcm)£3,050

Gross Yield3.66%

1y Growth+81.3%

3y Growth+0.2%

5y Growth+3.0%

10y Growth+2.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2TN32 5PJ

Approval Rate

-12mo

Development

low

RR/2026/0529/FULL
Retrospective application for erection of deer fencing and gates.
Pending
RR/2026/0189/LBC
Replacement of patio doors in rear extension.
Pending
RR/2026/0107/LBC
Repair of study and drawing room floor joists.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,790

Population Density-

Owner Occupied64%

Age Distribution

0-15 18%16-64 58%65+ 24%

View Area Profile

Schools Nearby

Salehurst Church of England Primary School
0.7 mi
Good
Robertsbridge Community College
1.3 mi
Inspected as Robertsbridge Community College (URN 114588) on 23 Apr 2024
Darvell School
1.3 mi
Good
Hurst Green Church of England Primary School and Nursery
1.9 mi
Inspected as Hurst Green Church of England Primary School and Nursery (URN 114508) on 21 May 2019

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

View All Schools

Comparables

View All

Church Farm House Church Lane
-
£825k
-
Church Farm Cottage Church Lane
-
£455k
-
3 Post Office Terrace
-
£415k
-
Goodgrooms Oast Church Lane
-
£1.03M
-

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