35 Blackthorns, Lindfield, Haywards Heath, RH16 2AX

UPRN:100061864243Detached HouseBeds -Built 1976-1982

FreeholdCouncil Tax: Band FEPC: D (65)

Data freshness:Listing· freshPlanning· 6mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

35 Blackthorns, Lindfield, Haywards Heath, RH16 2AX

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£935,000

£889k - £982kHigh

Estimate

£935k

Range

£889k – £982k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

3.66%

Verdict

Derived from HomePortfolio scores

35 Blackthorns earns an INVESTIGATE rating with HP Score 75/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (47/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

59/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

47/ 100

Mixed

Transit & Bike

Transit 16Bike 27

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 -1.6% (HIGH), sold-comps -0.5%, £/sqft -0.5%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 100061864243· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 15%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.68
- valuation_snapshotsrent estimate 2900/mo (range 2500-3250)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,006/mo, -69% 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: 0 price cut(s), 29 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 & liquidity14.6/15
473 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

£712,500£1,092,500

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£950,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,500-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£1,199/mo
Cash on cash: -4.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.90 - 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 100061864243Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 15%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2900/mo (range 2500-3250)Rental economics · as of 10 Oct 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

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 2900/mo (range 2500-3250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 29 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. 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£935,000

Rent Estimate (pcm)£2,900

Gross Yield3.66%

1y Growth+6.1%

3y Growth-0.4%

5y Growth+0.3%

10y Growth+1.6%

Last Sold Price£677,500 (2019-08-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH16 2AX

Approval Rate

-12mo

Development

low

DM/26/2723
Proposed first floor rear extension.
Pending
DM/26/2705
T1 Oak - pollarding to 8m from ground level.
Pending
DM/26/2676
T1 Lime - reduce by 2.0m to previous pruning points. T2 Sycamore - reduce by 2.0m to previous pruning points, T3 Oak - reduce canopy by 1.5m and raise crown by 1.0m.
Pending

View Planning Timeline

Ownership

Corporate Ownership56.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-08-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density2,510 /km²

Owner Occupied87%

Age Distribution

0-15 20%16-64 51%65+ 29%

View Area Profile

Schools Nearby

Blackthorns Community Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lindfield Primary Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Oathall Community College
0.3 mi
Good
Warden Park Primary Academy
0.9 mi
Inspected as Heyworth Primary School (URN 125934) on 23 Nov 2011

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

39 Blackthorns
-
£865k
-
37 Blackthorns
-
£815k
-
17 Blackthorns
-
£810k
-
15 Blackthorns
-
£600k
-

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