The Coach House, Balcombe Road, Haywards Heath, RH16 1PB

UPRN:100062201220Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band FEPC: C (73)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

The Coach House, Balcombe Road, Haywards Heath, RH16 1PB

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

£718,000

£647k - £790kMedium

Estimate

£718k

Range

£647k – £790k

Rent Estimate (pcm)

£2,200

£2k - £3k

Monthly

£2,200

Yield

3.30%

Verdict

Derived from HomePortfolio scores

The Coach House earns an INVESTIGATE rating with HP Score 68/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (18/100). 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

68/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

18/ 100

Low

Transit & Bike

Transit 8Bike 25

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 28 Oct 2026

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

Valuation edge-0.6/15
claims [AVM -11.4% (MEDIUM), sold-comps -45.5%, £/sqft -45.5%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100062201220· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%· as of 23 Oct 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.70
- valuation_snapshotsrent estimate 2200/mo (range 1950-2500)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,888/mo, -86% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 70 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 28 Oct 2026
Risk & liquidity12.9/15
473 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

£600,000£920,000

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£800,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £1,950-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£1,177/mo
Cash on cash: -5.2%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.81 - 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 100062201220Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.2%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 1950-2500)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 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 2200/mo (range 1950-2500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 70 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£718,000

Rent Estimate (pcm)£2,200

Gross Yield3.30%

1y Growth-

3y Growth-0.4%

5y Growth+0.3%

10y Growth+1.6%

Last Sold Price£655,000 (2022-05-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH16 1PB

Approval Rate

-12mo

Development

low

DM/26/2622
(T27) Ash (Fraxinus excelsior) - Fell to ground. (T22) Beech (Fagus sylvatica) - Fell to ground
Rejected
DM/26/2538
Cherry (T1) - reduce crown by approx 1.5m, no further than previous pruning points.
Pending
DM/26/2516
Proposed single storey rear extension, part garage conversion and porch to front elevation
Pending

View Planning Timeline

Ownership

Corporate Ownership56.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-05-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density-

Owner Occupied67%

Age Distribution

0-15 17%16-64 62%65+ 21%

View Area Profile

Schools Nearby

Harlands Primary School
0.2 mi
Good
Oathall Community College
0.9 mi
Good
Blackthorns Community Primary School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lindfield Primary Academy
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

The Coach House Balcombe Road
-
£655k
-
16 Balcombe Road
-
£1.51M
-
16 Balcombe Road
-
£470k
-

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