Cherry Woods, Sheepsetting Lane, Cross in Hand, Heathfield, TN21 0UY

UPRN:10024379241Detached House5 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band GEPC: B (83)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Cherry Woods, Sheepsetting Lane, Cross in Hand, Heathfield, TN21 0UY

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£674,000

£640k - £708kHigh

Estimate

£674k

Range

£640k – £708k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

4.80%

Verdict

Derived from HomePortfolio scores

Cherry Woods earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (55/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

55/ 100

Moderate

Transit & Bike

Transit 6Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 10 Nov 2026

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

Valuation edge2.5/15
claims [AVM +3.6% (HIGH), 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
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10024379241· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.1%· as of 4 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2600/mo (range 2350-2850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -961/mo, -37% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 131 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 10 Nov 2026
Risk & liquidity14.6/15
218 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,350-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£394/mo
Cash on cash: -2.2%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 10024379241Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.1%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2600/mo (range 2350-2850)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 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 2600/mo (range 2350-2850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 131 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£674,000

Rent Estimate (pcm)£2,600

Gross Yield4.80%

1y Growth-

3y Growth+2.6%

5y Growth+1.4%

10y Growth+3.8%

Last Sold Price£370,000 (2013-06-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN21 0UY

Approval Rate

-12mo

Development

low

TM/2026/0215/TPO
WORK AS PER SCHEDULE TO 2 X OAK TREES WITHIN TREE PRESERVATION ORDER (CROWBOROUGH) NO 15, 1979
Pending
WD/2026/1938/F
PROPOSED SINGLE-STOREY REAR EXTENSION.
Pending
WD/2026/7062/AD
A PROFILE SHEET PORTAL FRAME FORESTRY BUILDING TO PROVIDE MACHINERY AND EQUIPMENT STORAGE.
Approved

View Planning Timeline

Ownership

Corporate Ownership68.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-06-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density289 /km²

Owner Occupied83%

Age Distribution

0-15 17%16-64 58%65+ 25%

View Area Profile

Schools Nearby

Cross-in-Hand Church of England Primary School
0.3 mi
Good
Parkside Community Primary School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
All Saints' and St Richard's Church of England Primary School
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Maynards Green Community Primary School
1.8 mi
Good

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Weavers Sheepsetting Lane
-
£580k
-
Rose Villa Sheepsetting Lane
-
£625k
-
The Holt Sheepsetting Lane
-
£645k
-
Melvin Sheepsetting Lane
-
£380k
-

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