Watermill Lodge, Kingsley Hill, Rushlake Green, Heathfield, TN21 9PX

UPRN:10033410064-Beds -Built 1900-1929

Tenure: -Council Tax: -EPC: D (67)

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

Watermill Lodge, Kingsley Hill, Rushlake Green, Heathfield, TN21 9PX

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,344,000

£1.07M - £1.61MLow

Estimate

£1.34M

Range

£1.07M – £1.61M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Watermill Lodge earns an INVESTIGATE rating with HP Score 60/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (10/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)Defra 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

60/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 25Bike 27

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
218 sales/12mo in area; valuation range width 40%
- 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

portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,344,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+2.6%

5y Growth+1.4%

10y Growth+3.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN21 9PX

Approval Rate

-12mo

Development

low

WD/2026/1975/LB
REMOVAL OF EXISTING OIL BOILER AND ASSOCIATED OIL TANK AND REPLACEMENT WITH NEW AIR SOURCE HEAT PUMP. RETENTION OF UNAUTHORISED REAR WINDOW AND ASSOCIATED ALTERATIONS.
Pending
WD/2026/1897/F
EXTENSION TO EXISTING PUBLIC HOUSE TO PROVIDE RESTAURANT AND IMPROVED TOILET FACILITIES.
Pending
WD/2026/1842/LB
EXTENSION TO EXISTING PUBLIC HOUSE TO PROVIDE RESTAURANT AND IMPROVED TOILET FACILITIES, AND ASSOCIATED INTERNAL ALTERATIONS.
Pending

View Planning Timeline

Ownership

Corporate Ownership68.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density46 /km²

Owner Occupied85%

Age Distribution

0-15 14%16-64 56%65+ 30%

View Area Profile

Schools Nearby

Punnetts Town Community Primary School and Nursery
1.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
All Saints' and St Richard's Church of England Primary School
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Heathfield Community College
2.4 mi
GoodImproving
Parkside Community Primary School
2.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Kingsley Hill Rushlake Green
-
£1.02M
-
Watermill Cottage Rushlake Green
-
£340k
-

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