12 Harding Lane, Broadbridge Heath, Horsham, RH12 3GS

UPRN:10013793363Detached House4 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band FEPC: C (77)

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

12 Harding Lane, Broadbridge Heath, Horsham, RH12 3GS

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£672,000

£638k - £705kHigh

Estimate

£672k

Range

£638k – £705k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

4.40%

Verdict

Derived from HomePortfolio scores

12 Harding Lane earns an INVESTIGATE rating with HP Score 72/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (34/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

34/ 100

Mixed

Transit & Bike

Transit 7Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 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 +10.7% (HIGH), sold-comps -3.8%, £/sqft -3.8%] → 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 10013793363· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.75
- valuation_snapshotsrent estimate 2200/mo (range 1950-2450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,044/mo, -47% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 121 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 30 Oct 2026
Risk & liquidity14.6/15
574 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £1,950-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£502/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 10013793363Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2200/mo (range 1950-2450)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 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 1950-2450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 121 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. 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.
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£672,000

Rent Estimate (pcm)£2,200

Gross Yield4.40%

1y Growth-26.4%

3y Growth-0.3%

5y Growth+0.7%

10y Growth+1.4%

Last Sold Price£475,000 (2020-12-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1RH12 3GS

Approval Rate

-12mo

Development

low

DC/26/1608
Erection of 2no rear dormers.
Pending
DC/26/1405
Demolition of an existing conservatory and erection of a single story rear extension (Lawful Development Certificate - Proposed).
Pending
DC/26/1360
Loft conversion with 3nos. dormers on the rear roof slope and 5nos. rooflights on the front roof slope
Pending

View Planning Timeline

Ownership

Corporate Ownership55%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-12-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,448

Population Density1,683 /km²

Owner Occupied71%

Age Distribution

0-15 30%16-64 64%65+ 6%

View Area Profile

Schools Nearby

Shelley Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Tanbridge House School
0.8 mi
Outstanding
New Barn School
1.0 mi
Good
St John's Catholic Primary School
1.2 mi
Good

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

3 Harding Lane
-
£690k
-
24 Harding Lane
-
£290k
-
28 Harding Lane
-
£400k
-
19 Harding Lane
-
£495k
-

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