Rectory Wing, Withyham Road, Withyham, Hartfield, TN7 4BA

UPRN:10024375051Semi-Detached House5 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: E (45)

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

Rectory Wing, Withyham Road, Withyham, Hartfield, TN7 4BA

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,206,000

£1.09M - £1.33MMedium

Estimate

£1.21M

Range

£1.09M – £1.33M

Rent Estimate (pcm)

£4,950

£4k - £5k

Monthly

£4,950

Yield

4.75%

Verdict

Derived from HomePortfolio scores

Rectory Wing earns an INVESTIGATE rating with HP Score 61/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (4/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

61/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

4/ 100

Low

Transit & Bike

Transit 19Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge0/15
claims [AVM -3.6% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10024375051· as of 13 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.82
- valuation_snapshotsrent estimate 4950/mo (range 4450-5400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,765/mo, -36% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 209 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 5 Nov 2026
Risk & liquidity7.1/15
9 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£4,950/mo

Evidenced range £4,450-£5,400

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£792/mo
Cash on cash: -2.1%
Score at this price: 7

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.17 - 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 10024375051Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4950/mo (range 4450-5400)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 4950/mo (range 4450-5400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 209 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£1,206,000

Rent Estimate (pcm)£4,950

Gross Yield4.75%

1y Growth-

3y Growth-10.6%

5y Growth-4.9%

10y Growth-1.9%

Last Sold Price£480,000 (2013-01-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TN7 4BA

Approval Rate

100%12mo

Development

low

TM/2026/0141/TCA
MATURE YEW (T1) - PRUNE BACK OVEREXTENDED LIMBS OVERHANGING CARRIAGEWAY BY APPROXIMATELY 50% (3M) TO REDUCE BRANCH END WEIGHT AND MITIGATE RISK OF FURTHER FAILURE. TREE SUBJECT TO REGULATIONS, DESIGNATED (WITHYHAM) CONSERVATION AREA, MARCH 1995/MARCH 2017
Approved
WD/2026/1197/LDE
THE TWO PADDOCKS TO THE NORTH WEST OF FORGE COTTAGE ARE PRIMARILY USED FOR PRIVATE EQUESTRIAN PURPOSES FOR THE BENEFIT OF THE OWNERS OF FORGE COTTAGE NOT AGRICULTURAL PURPOSES. THIS INCLUDES ANY ACTIVITIES REQUIRED TO MANAGE THE WELFARE OF THE HORSES.
Rejected
WD/2026/1095/F
DEMOLITION OF EXISTING DETACHED GARAGE AND ERECTION OF A REPLACEMENT DETACHED SINGLE GARAGE LOCATED TO THE NORTH OF THE DWELLING, INCLUDING ASSOCIATED ALTERATIONS TO THE RESIDENTIAL DRIVEWAY AND PARKING LAYOUT.
Approved

View Planning Timeline

Ownership

Corporate Ownership78.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-01-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density41 /km²

Owner Occupied80%

Age Distribution

0-15 16%16-64 61%65+ 23%

View Area Profile

Schools Nearby

St Michael's Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary the Virgin Church of England Primary School
0.8 mi
-
Groombridge St Thomas' Church of England Primary School
2.5 mi
Good
St John's Church of England Primary School
2.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Old Buckhurst West
-
£1.20M
-
The Monks House
-
£1.20M
-
Forstal Farm
-
£310k
-
The Monks House
-
£930k
-

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