Holmfield Cottage, Sparrows Green Road, Sparrows Green, Wadhurst, TN5 6SJ

UPRN:10033410588Detached PropertyBeds -Built -

FreeholdCouncil Tax: -EPC: -

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

Holmfield Cottage, Sparrows Green Road, Sparrows Green, Wadhurst, TN5 6SJ

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,159,000

£927k - £1.39MLow

Estimate

£1.16M

Range

£927k – £1.39M

Rent Estimate (pcm)

£4,700

£4k - £5k

Monthly

£4,700

Yield

8.12%

Verdict

Derived from HomePortfolio scores

Holmfield Cottage earns an INVESTIGATE rating with HP Score 76/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (63/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

63/ 100

Moderate

Transit & Bike

Transit 8Bike 41

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)

What we could establish

Rental economics19.3/40
gross yield 8.1%; range width penalty ×0.77; the estimate this rent rides on sits 40% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4700/mo (range 4200-5200)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin8.4/30
stressed cash flow +392/mo, +8% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Risk & liquidity9.2/15
65 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.

Economics

What happens to your money

Your assumptions

Purchase price£695,000

At the asking price

Monthly rent£4,700/mo

Evidenced range £4,200-£5,200

Interest rate5.4%

Loan to value75%

Cash required: £234,550
Net cash flow: £908/mo
Cash on cash: 4.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.00 - clears 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_snapshotsrent estimate 4700/mo (range 4200-5200)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 needs verification before you rely on it
rent estimate 4700/mo (range 4200-5200)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,159,000

Rent Estimate (pcm)£4,700

Gross Yield8.12%

1y Growth-

3y Growth-5.5%

5y Growth-2.8%

10y Growth+1.4%

Last Sold Price£400,000 (2001-10-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN5 6SJ

Approval Rate

-12mo

Development

low

WD/2026/2167/F
REPLACEMENT SINGLE STOREY SIDE EXTENSION
Pending
WD/2026/2166/LB
REPLACEMENT SINGLE STOREY SIDE EXTENSION
Pending
WD/2026/2086/F
TWO STOREY REAR EXTENSION
Pending

View Planning Timeline

Ownership

Corporate Ownership70.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2001-10-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density89 /km²

Owner Occupied80%

Age Distribution

0-15 15%16-64 56%65+ 29%

View Area Profile

Schools Nearby

Wadhurst CofE Primary School and Nursery
0.1 mi
Good
Sacred Heart School
0.4 mi
Inspected by ISI
Uplands Academy
0.6 mi
Inspected as Uplands Community College (URN 114591) on 28 Mar 2017
The Mount Camphill Community Ltd
1.0 mi
-

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Angle Place
-
£195k
-
Cost Cutter Supermarket
-
£135k
-
4 Angle Place
-
£180k
-
Lansdowne Sparrows Green Road
-
£690k
-

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