Wynstay House, Stockcroft Road, Balcombe, RH17 6LH

UPRN:100062677909Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: D (61)

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

Wynstay House, Stockcroft Road, Balcombe, RH17 6LH

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

15 of 21 sources

Sale Estimate

£516,000

£413k - £619kLow

Estimate

£516k

Range

£413k – £619k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

1.45%

Verdict

Derived from HomePortfolio scores

Wynstay House earns an INVESTIGATE rating with HP Score 67/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (26/100). 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 listingsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

26/ 100

Low

Transit & Bike

Transit 11Bike 23

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 1.4%; range width penalty ×0.81
- valuation_snapshotsrent estimate 2050/mo (range 1850-2250)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -5,795/mo, -283% 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 11 Nov 2026
Risk & liquidity9.3/15
203 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£1,700,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,850-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £629,050
Net cash flow: -£4,318/mo
Cash on cash: -8.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.36 - 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 2050/mo (range 1850-2250)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 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 2050/mo (range 1850-2250)

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£516,000

Rent Estimate (pcm)£2,050

Gross Yield1.45%

1y Growth+37.5%

3y Growth+1.4%

5y Growth+1.2%

10y Growth+3.4%

Last Sold Price£800,000 (2024-05-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2RH17 6LH

Approval Rate

100%12mo

Development

low

DM/26/2715
Reduce height of Honey Locus tree in front garden, to clear telephone lines.
Pending
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

View Planning Timeline

Ownership

Corporate Ownership68.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-05-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density-

Owner Occupied62%

Age Distribution

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

View Area Profile

Schools Nearby

Balcombe Cofe Primary School
0.2 mi
Inspected as Balcombe CofE Controlled Primary School (URN 126006) on 19 Apr 2023
Ardingly College
2.1 mi
Inspected by ISI
St Peter's CofE Primary School
2.2 mi
-
Worth School
2.4 mi
Inspected by ISI

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Limans Stockcroft Road
-
£975k
-
Stockcroft Stockcroft Road
-
£1.10M
-
Wynstay Stockcroft Road
-
£800k
-
Delamere Stockcroft Road
-
£1.20M
-

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