2 Bannisters Croft, Blindley Heath, Lingfield, RH7 6GS

UPRN:10007921603Detached House4 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: B (85)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

2 Bannisters Croft, Blindley Heath, Lingfield, RH7 6GS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

2 Bannisters Croft earns an INVESTIGATE rating with HP Score 58/100. Crime intensity is low. Walkability is limited (11/100). 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 coverageHM 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

58/ 100

Mixed

Investment Score

No data

Crime Score

23/ 100

Moderate

Walkability

11/ 100

Low

Transit & Bike

Transit 4Bike 15

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge2.5/15
claims [sold-comps +7.3%, £/sqft +7.3%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (no market estimate available)
no market estimate available · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 16.1%· as of 1 Nov 2026
Risk & liquidity9/15
81 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 16.1%Valuation edge · as of 1 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+3.9%

5y Growth+2.4%

10y Growth+2.4%

Last Sold Price£680,000 (2019-07-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0RH7 6GS

Approval Rate

-12mo

Development

low

2024/130/Cond1
Details pursuant to Condition 9 (Wildlife Compensation Scheme, Site Development Scheme & Flood Warning & Evacuation Plan) of planning permission ref: 2024/130 dated 13/07/2026 (Use as a traveller/gypsy caravan site for 3 mobile homes and play area).
Pending
2025/746/Cond1
Details pursuant to Condition 2 (Vehicles parking and maneuvering), 3 (Cycle facilities) and 4 (Visibility sightlines) of planning permission ref: 2025/746 dated 22/07/2026 (Use of building for car repairs and renovation and storage and sale of cars in the open in the same planning unit)
Pending
2026/1102
Erection of a single storey rear extension following the demolition of the rear conservatory
Pending

View Planning Timeline

Ownership

Corporate Ownership78.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-07-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,316

Population Density161 /km²

Owner Occupied71%

Age Distribution

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

View Area Profile

Schools Nearby

Lingfield Primary School
1.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Stephen's CofE Primary School
2.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Piers College (Young Epilepsy)
2.5 mi
-
St Piers School
2.5 mi
Good

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

View All Schools

Comparables

View All

3 Bannisters Croft
-
£685k
-
5 Bannisters Croft
-
£713k
-
4 Bannisters Croft
-
£650k
-
1 Bannisters Croft
-
£665k
-

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