Primrose Cottage, 6 Balfour Gardens, Forest Row, RH18 5LJ

UPRN:100060114736End Terrace House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: E (45)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Primrose Cottage, 6 Balfour Gardens, Forest Row, RH18 5LJ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£645,000

£581k - £710kMedium

Estimate

£645k

Range

£581k – £710k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

5.35%

Verdict

Derived from HomePortfolio scores

Primrose Cottage earns an INVESTIGATE rating with HP Score 68/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (24/100). 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 NationsMarket 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

68/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

24/ 100

Low

Transit & Bike

Transit 4Bike 26

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£550,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,200-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£160/mo
Cash on cash: -1.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - clears 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£645,000

Rent Estimate (pcm)£2,450

Gross Yield5.35%

1y Growth-

3y Growth+1.7%

5y Growth-0.6%

10y Growth+3.1%

Last Sold Price£550,000 (2017-09-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH18 5LJ

Approval Rate

-12mo

Development

low

WD/2026/2098/F
CHANGE OF USE OF AN EXISTING WARDEN'S FLAT TO AN ADDITIONAL OLDER PERSONS APARTMENT.
Pending
WD/2026/2024/F
TWO-STOREY REAR EXTENSION TO PROVIDE ONE ADDITIONAL TREATMENT ROOM FOR THE EXISTING CLINIC AT GROUND FLOOR LEVEL AND THE ENLARGEMENT OF THE FLAT ON THE UPPER FLOORS.
Pending
WD/2026/1947/F
PROPOSED SINGLE STOREY FLAT ROOF TIMBER FRAMED GARDEN ROOM TO REPLACE EXISTING SUMMERHOUSE
Pending

View Planning Timeline