Garde Cottage, Wych Cross, Wych Cross, Forest Row, RH18 5JN

UPRN:100060115802Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: D (57)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Garde Cottage, Wych Cross, Wych Cross, Forest Row, RH18 5JN

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,392,000

£1.25M - £1.53MMedium

Estimate

£1.39M

Range

£1.25M – £1.53M

Rent Estimate (pcm)

£4,700

£4k - £5k

Monthly

£4,700

Yield

4.60%

Verdict

Derived from HomePortfolio scores

Garde Cottage earns an INVESTIGATE rating with HP Score 59/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (6/100). 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)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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

6/ 100

Low

Transit & Bike

Transit 3Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 +12.0% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100060115802· as of 9 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.73
- valuation_snapshotsrent estimate 4700/mo (range 4150-5250)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,843/mo, -39% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 176 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 5 Nov 2026
Risk & liquidity12.8/15
45 sales/12mo in area; valuation range width 20%
- 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

£919,000£1,409,000

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£1,225,000

At the asking price

Monthly rent£4,700/mo

Evidenced range £4,150-£5,250

Interest rate5.4%

Loan to value75%

Cash required: £435,050
Net cash flow: -£881/mo
Cash on cash: -2.4%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below 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 100060115802Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 4700/mo (range 4150-5250)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 4700/mo (range 4150-5250)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 176 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,392,000

Rent Estimate (pcm)£4,700

Gross Yield4.60%

1y Growth-

3y Growth+1.7%

5y Growth-0.6%

10y Growth+3.1%

Last Sold Price£900,000 (2018-08-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1RH18 5JN

Approval Rate

-12mo

Development

low

WD/2026/2061/F
PROPOSED DEMOLITION OF REDUNDANT BARN AND ADJOINING ANIMAL PENS, RESITING OF STABLES. CONSTRUCTION OF REPLACEMENT BUILDING FOR OFFICE USE.
Pending
WD/2024/2789/F
ALTERATIONS TO EXISTING DWELLING, CHANGE OF USE OF LAND TO RESIDENTIAL GARDEN AND ASSOCIATED WORKS.
Approved
WD/2024/2002/F
PROPOSED SINGLE STOREY REAR EXTENSION AND PROPOSED SINGLE STOREY SIDE EXTENSION
Approved

View Planning Timeline