Gamelands, Horam Road, Horam, Heathfield, TN21 0LG

UPRN:10033404563Detached House4 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Gamelands, Horam Road, Horam, Heathfield, TN21 0LG

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

£1,134,000

£907k - £1.36MLow

Estimate

£1.13M

Range

£907k – £1.36M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

11.12%

Verdict

Derived from HomePortfolio scores

Gamelands earns an INVESTIGATE rating with HP Score 57/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (3/100). 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 SourcesPortal 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

3/ 100

Low

Transit & Bike

Transit 5Bike 35

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity
estimate implies a 58% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£475,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,900-£4,850

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: £1,443/mo
Cash on cash: 11.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.74 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,134,000

Rent Estimate (pcm)£4,400

Gross Yield11.12%

1y Growth-

3y Growth+2.6%

5y Growth+1.4%

10y Growth+3.8%

Last Sold Price£725,000 (2013-10-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TN21 0LG

Approval Rate

-12mo

Development

low

WD/2026/2115/LDE
USE OF THE DWELLINGHOUSE IN BREACH OF THE AGRICULTURAL OCCUPANCY CONDITION
Pending
WD/2026/1984/CD
APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITIONS 16 (Connection Agreement with WDC), 19 (Highways - Access), 28 (Landscaping - Hard and Soft Landscaping) AND 29 (Landscape Management Plan) ATTACHED TO WD/2020/0950/MAO
Pending
WD/2026/1815/NMA
APPLICATION FOR A NON-MATERIAL AMENDMENT TO WD/2020/0950/MAO) (ERECTION OF UP TO 24 NO. DWELLINGS (INCLUDING 35% AFFORDABLE), PROVISION OF NEW VEHICULAR ACCESSES, LANDSCAPING AND OTHER ASSOCIATED INFRASTRUCTURE.) TO AMEND CONDITION 4 WORDING REGARDING THE PROGRAMME OF ARCHAEOLOGICAL WORKS.
Approved

View Planning Timeline

Ownership

Corporate Ownership68.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-10-31
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 Density205 /km²

Owner Occupied88%

Age Distribution

0-15 16%16-64 56%65+ 28%

View Area Profile

Schools Nearby

St Mary's School
1.6 mi
Good
Maynards Green Community Primary School
1.9 mi
Good
Hellingly Community Primary School
2.2 mi
Inspected as Hellingly Community Primary School (URN 114396) on 17 Jun 2021
Chiddingly Primary School
2.3 mi
-

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Oak Lands Coggers Cross
-
£800k
-
Lower Gamelands Farm Coggers Cross
-
£990k
-
The Sycamores Coggers Cross
-
£600k
-
Cinderghyll Coggers Cross
-
£395k
-

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