Little Butlers, Church Road, Herstmonceux, Hailsham, BN27 1RJ

UPRN:100060116784Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: E (44)

Data freshness:Planning· 3mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Little Butlers, Church Road, Herstmonceux, Hailsham, BN27 1RJ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,084,000

£1.03M - £1.14MHigh

Estimate

£1.08M

Range

£1.03M – £1.14M

Rent Estimate (pcm)

£4,650

£4k - £5k

Monthly

£4,650

Yield

5.31%

Verdict

Derived from HomePortfolio scores

Little Butlers earns an INVESTIGATE rating with HP Score 64/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (11/100). 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

64/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

11/ 100

Low

Transit & Bike

Transit 25Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +3.1% (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 9 Nov 2026
- valuation_snapshotsestimate for 100060116784· as of 9 Nov 2026
Rental economics2/40
gross yield 5.3%; range width penalty ×0.79
- valuation_snapshotsrent estimate 4650/mo (range 4200-5150)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,142/mo, -25% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 126 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 3 Nov 2026
Risk & liquidity14.6/15
385 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

£787,500£1,207,500

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£1,050,000

At the asking price

Monthly rent£4,650/mo

Evidenced range £4,200-£5,150

Interest rate5.4%

Loan to value75%

Cash required: £365,050
Net cash flow: -£325/mo
Cash on cash: -1.1%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - 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 100060116784Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 4650/mo (range 4200-5150)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 4650/mo (range 4200-5150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 126 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£1,084,000

Rent Estimate (pcm)£4,650

Gross Yield5.31%

1y Growth+7.5%

3y Growth-1.6%

5y Growth+0.1%

10y Growth+2.6%

Last Sold Price£1,050,000 (2024-01-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3BN27 1RJ

Approval Rate

100%12mo

Development

low

WD/2026/1470/CD
APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITION 4 (Archaeological - Major Development) ATTACHED TO WD/2024/2257/MAJ
Rejected
WD/2026/1445/FR
RETROSPECTIVE APPLICATION FOR CHANGE OF USE OF FORMER AGRICULTURAL BUILDING TO COMMERCIAL WORKSHOP (USE CLASS B2), USE OF ADJOINING PORTACABIN AS ANCILLARY OFFICE AND STORAGE, TOGETHER WITH PARKING PROVISION AND USE OF ACCESS TO LOWER ROAD. PROPOSED USE OF WORKSHOP BUILDING FOR FLEXIBLE USE WITHIN USE CLASSES E(g), B2 OR B8.
Pending
WD/2026/1428/CD
APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITION 3 (Photographic record) ATTACHED TO WD/2025/1658/LBA
Approved

View Planning Timeline

Ownership

Corporate Ownership67.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-01-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density48 /km²

Owner Occupied87%

Age Distribution

0-15 10%16-64 55%65+ 35%

View Area Profile

Schools Nearby

Herstmonceux Church of England Primary School
0.7 mi
Good
Thornton Grove Academy
2.6 mi
Inspected as Phoenix Academy (URN 145016) on 5 Feb 2025
White House Academy
2.9 mi
Good
The Ropemakers' Academy
2.9 mi
Good

6 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Little Butlers Church Road
-
£1.05M
-
Pilgrim Cottage Church Road
-
£467k
-
Granny Paynes Church Road
-
£650k
-
Swanmore Church Road
-
£678k
-

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