Southwater House, Church Lane, Southwater, Horsham, RH13 9BT

UPRN:100061806604Detached Property5 bedsBuilt -

FreeholdCouncil Tax: Band HEPC: -

Data freshness:Listing· freshPrice Paid· freshRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Southwater House, Church Lane, Southwater, Horsham, RH13 9BT

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,576,000

£1.26M - £1.89MLow

Estimate

£1.58M

Range

£1.26M – £1.89M

Rent Estimate (pcm)

£6,450

£6k - £7k

Monthly

£6,450

Yield

4.84%

Verdict

Derived from HomePortfolio scores

Southwater House earns an INVESTIGATE rating with HP Score 74/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (53/100). 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 SourcesPortal 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

53/ 100

Moderate

Transit & Bike

Transit 12Bike 31

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.8%; range width penalty ×0.81
- valuation_snapshotsrent estimate 6450/mo (range 5850-7100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,139/mo, -33% 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 30 Oct 2026
Risk & liquidity9.2/15
417 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,600,000

At the asking price

Monthly rent£6,450/mo

Evidenced range £5,850-£7,100

Interest rate5.4%

Loan to value75%

Cash required: £587,050
Net cash flow: -£935/mo
Cash on cash: -1.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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_snapshotsrent estimate 6450/mo (range 5850-7100)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 6450/mo (range 5850-7100)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,576,000

Rent Estimate (pcm)£6,450

Gross Yield4.84%

1y Growth-

3y Growth-0.8%

5y Growth+0.0%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

6RH13 9BT

Approval Rate

100%12mo

Development

low

DC/26/1641
Demolition of existing garage and erection of self-build dwelling and detached double garage.
Pending
DC/26/1343
Surgery to 1 x Ash
Approved
DISC/26/0265
Approval of details reserved by conditions 3 and 4 to approved application DC/22/0692
Approved

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,448

Population Density2,467 /km²

Owner Occupied74%

Age Distribution

0-15 20%16-64 57%65+ 23%

View Area Profile

Schools Nearby

Southwater Infant Academy
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Southwater Junior Academy
0.5 mi
Good
Castlewood Primary School
0.9 mi
Good
Christ's Hospital
1.2 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Fairacre Church Lane
-
£1.18M
-
Meadow House Church Lane
-
£865k
-
Fair Acres Church Lane
-
£860k
-
Vicarage Cottage Church Lane
-
£560k
-

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