Tree Tops, Ghyll Road, Crowborough, TN6 1ST

UPRN:100060107762Detached Bungalow3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: C (69)

Data freshness:Listing· freshPlanning· 5mo agoOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Tree Tops, Ghyll Road, Crowborough, TN6 1ST

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£535,000

£508k - £561kHigh

Estimate

£535k

Range

£508k – £561k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

4.08%

Verdict

Derived from HomePortfolio scores

Tree Tops earns an INVESTIGATE rating with HP Score 70/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (35/100). 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

70/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

35/ 100

Mixed

Transit & Bike

Transit 4Bike 28

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - 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£530,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,550-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £176,800
Net cash flow: -£543/mo
Cash on cash: -3.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.01 - 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£535,000

Rent Estimate (pcm)£1,800

Gross Yield4.08%

1y Growth-

3y Growth+0.0%

5y Growth+1.9%

10y Growth+3.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3TN6 1ST

Approval Rate

100%12mo

Development

low

WD/2026/2198/CD
APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITION 4 (Enhanced Sound Insulation Between Ground Floor Commercial Unit and Flat A) ATTACHED TO WD/2026/0684/P25
Pending
WD/2026/2188/P12
ASHCROFT ELECTRICAL SERVICES ARE PROPOSING TO INSTALL A 203KW SOLAR PV ROOF MOUNTED SYSTEM AT MORRISONS, PINE GROVE, CROWBOROUGH.
Pending
TM/2026/0245/TPO
WORK TO ONE OAK TREE WITHIN TREE PRESERVATION ORDER (CROWBOROUGH) NO 30, 1988
Pending

View Planning Timeline

Ownership

Corporate Ownership76.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density739 /km²

Owner Occupied88%

Age Distribution

0-15 12%16-64 51%65+ 37%

View Area Profile

Schools Nearby

St John's Church of England Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Acre Wood Academy
0.8 mi
Inspected as Grove Park School (URN 114688) on 1 Oct 2024
St Marys Catholic Primary School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sir Henry Fermor Church of England Primary School
1.1 mi
Good

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Ghyll Cottage Ghyll Road
-
£885k
-
Birch Croft Ghyll Road
-
£473k
-
Romany Cottage Ghyll Road
-
£709k
-
Ghyll Cottage Ghyll Road
-
£895k
-

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