Beggars Well, Bakers Lane, Dallington, Heathfield, TN21 9JU

UPRN:100060099101Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: G (18)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 1mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Beggars Well, Bakers Lane, Dallington, Heathfield, TN21 9JU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£1,374,000

£1.24M - £1.51MMedium

Estimate

£1.37M

Range

£1.24M – £1.51M

Rent Estimate (pcm)

£5,300

£5k - £6k

Monthly

£5,300

Yield

4.89%

Verdict

Derived from HomePortfolio scores

Beggars Well earns an INVESTIGATE rating with HP Score 58/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 23Bike 21

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£1,300,000

At the asking price

Monthly rent£5,300/mo

Evidenced range £4,750-£5,850

Interest rate5.4%

Loan to value75%

Cash required: £465,050
Net cash flow: -£718/mo
Cash on cash: -1.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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£1,374,000

Rent Estimate (pcm)£5,300

Gross Yield4.89%

1y Growth-

3y Growth+2.6%

5y Growth+1.4%

10y Growth+3.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0TN21 9JU

Approval Rate

-12mo

Development

low

RR/2026/0508/PIP
Planning in principle for the erection of 1-2 dwellings served by new vehicular access/accesses
Pending
RR/2025/1505/P
Proposed change of use to general storage (Class B8).
Pending
RR/2025/1488/T
G2 Hazel - Remove two limbs Oak - Remove lower limb at 6m; Beech - Remove 2 limbs by 2.5m; G4 Hawthorn Hege - up to 1m in spread; W1 Hedge cut woodland; Goat Willow - remove 3m one limb; 4x Beech, 4x Holly, 1x Oak, 1x Hazel & 4x Hornbeam - Crown lift limbs, vertical clearance of 3m. G5 Beech - raise crown to 2m clearance; T4 Hawthorn - prune 2m from ground; G1 3x Hawthorns - Prune 2m ground & T1, T2 & T3 Hawthorns - remove 0.5m depth & 2m clearance from ground.
Approved

View Planning Timeline

Ownership

Corporate Ownership68.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,790

Population Density39 /km²

Owner Occupied83%

Age Distribution

0-15 13%16-64 58%65+ 29%

View Area Profile

Schools Nearby

Dallington Church of England Primary School
0.6 mi
Good
Punnetts Town Community Primary School and Nursery
2.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Burwash CofE School
3.0 mi
Outstanding
Netherfield CofE Primary School
3.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Highlands Farmhouse Bakers Lane
-
£650k
-

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