Woodbarn Farm, Ewhurst Manor, Brighton Road, Shermanbury, Horsham, RH13 8HG

UPRN:10003085500Detached House7 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band GEPC: C (72)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Woodbarn Farm, Ewhurst Manor, Brighton Road, Shermanbury, Horsham, RH13 8HG

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£1,573,000

£1.49M - £1.65MHigh

Estimate

£1.57M

Range

£1.49M – £1.65M

Rent Estimate (pcm)

£6,300

£6k - £7k

Monthly

£6,300

Yield

5.40%

Verdict

Derived from HomePortfolio scores

Woodbarn Farm earns an INVESTIGATE rating with HP Score 62/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). 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 listingsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 4Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +11.0% (HIGH)] → 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 14 Nov 2026
- valuation_snapshotsestimate for 10003085500· as of 14 Nov 2026
Rental economics2.6/40
gross yield 5.4%; range width penalty ×0.80
- valuation_snapshotsrent estimate 6300/mo (range 5700-6950)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,406/mo, -22% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 60 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 12 Nov 2026
Risk & liquidity14.6/15
417 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

£1,050,000£1,610,000

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£1,400,000

At the asking price

Monthly rent£6,300/mo

Evidenced range £5,700-£6,950

Interest rate5.4%

Loan to value75%

Cash required: £505,050
Net cash flow: -£363/mo
Cash on cash: -0.9%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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 10003085500Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 6300/mo (range 5700-6950)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 6300/mo (range 5700-6950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 60 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. 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£1,573,000

Rent Estimate (pcm)£6,300

Gross Yield5.40%

1y Growth-

3y Growth-0.8%

5y Growth+0.0%

10y Growth+3.1%

Last Sold Price£1,350,000 (2017-01-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1RH13 8HG

Approval Rate

100%12mo

Development

low

DC/26/1458
Prior Approval for the erection of a single storey rear larger home extension, which would project 7.50m from the rear elevation, comprising a maximum height of 3.00m and an eaves height of 3.00m.
Pending
DISC/26/0301
Approval of details reserved by condition 3a to approved application DC/25/2125
Approved
DC/26/1251
Install a new overhead connection and pole
Approved

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-01-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,448

Population Density57 /km²

Owner Occupied80%

Age Distribution

0-15 14%16-64 60%65+ 26%

View Area Profile

Schools Nearby

Jolesfield CofE Primary School
1.0 mi
Good
St Peter's CofE Primary School
1.7 mi
Inspected as St Peter's CofE Primary School (URN 126028) on 4 Feb 2020
St Peter's CofE (Aided) Primary School
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ashurst CofE Primary School
2.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Woodbarn Farm Brighton Road
-
£1.35M
-
Woodbarn Farm Brighton Road
-
£290k
-
Mallards Brighton Road
-
£500k
-
Shepherds Brighton Road
-
£195k
-

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