The Mill, Mill Lane, Balcombe, Haywards Heath, RH17 6QT

UPRN:100061871012Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: F (31)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

The Mill, Mill Lane, Balcombe, Haywards Heath, RH17 6QT

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

£1,850,000

£1.76M - £1.94MHigh

Estimate

£1.85M

Range

£1.76M – £1.94M

Rent Estimate (pcm)

£6,000

£5k - £7k

Monthly

£6,000

Yield

3.80%

Verdict

Derived from HomePortfolio scores

The Mill earns an INVESTIGATE rating with HP Score 63/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (14/100). 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)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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

14/ 100

Low

Transit & Bike

Transit 2Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -2.4% (HIGH), sold-comps -76.3%, £/sqft -76.2%] → 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 Oct 2026
- valuation_snapshotsestimate for 100061871012· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 4.9%· as of 19 Oct 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.72
- valuation_snapshotsrent estimate 6000/mo (range 5250-6700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,715/mo, -62% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 158 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 31 Oct 2026
Risk & liquidity14.6/15
203 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

£1,421,000£1,989,500

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£1,895,000

At the asking price

Monthly rent£6,000/mo

Evidenced range £5,250-£6,700

Interest rate5.4%

Loan to value75%

Cash required: £710,950
Net cash flow: -£2,242/mo
Cash on cash: -3.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.94 - 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 100061871012Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 4.9%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 6000/mo (range 5250-6700)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 6000/mo (range 5250-6700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 158 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£1,850,000

Rent Estimate (pcm)£6,000

Gross Yield3.80%

1y Growth-

3y Growth+1.4%

5y Growth+1.2%

10y Growth+3.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RH17 6QT

Approval Rate

-12mo

Development

low

DM/26/2587
Alterations to the downstairs floorplan including moving walls. External alterations involving conversion of windows to doors and doors to windows and installation of a heat pump [to replace the existing gas boiler].
Pending
DM/26/2528
Proposed two storey side extension, single storey rear extension, roof replacement, internal alteration, new parking and demolition of existing greenhouse and external storage, inclusion of new patio doors to existing barn.
Pending
DM/26/2457
Discharge of BNG condition 1 relating to DM/25/1688.
Pending

View Planning Timeline

Ownership

Corporate Ownership68.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density90 /km²

Owner Occupied62%

Age Distribution

0-15 20%16-64 58%65+ 22%

View Area Profile

Schools Nearby

Balcombe Cofe Primary School
0.6 mi
Inspected as Balcombe CofE Controlled Primary School (URN 126006) on 19 Apr 2023
St Peter's CofE Primary School
1.7 mi
-
Ardingly College
1.8 mi
Inspected by ISI
Worth School
2.3 mi
Inspected by ISI

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Mill House Mill Lane
-
£610k
-

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