Dormers Farm House, The Strait, Windmill Hill, Hailsham, BN27 4RY

UPRN:10033411512Detached House4 bedsBuilt 2003-2006

FreeholdCouncil Tax: -EPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Dormers Farm House, The Strait, Windmill Hill, Hailsham, BN27 4RY

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

15 of 21 sources

Sale Estimate

£808,000

£768k - £849kHigh

Estimate

£808k

Range

£768k – £849k

Rent Estimate (pcm)

£3,500

£3k - £4k

Monthly

£3,500

Yield

5.09%

Verdict

Derived from HomePortfolio scores

Dormers Farm House earns an INVESTIGATE rating with HP Score 64/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (23/100). 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 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

23/ 100

Low

Transit & Bike

Transit 4Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -2.1% (HIGH), sold-comps -175.0%, £/sqft -174.7%] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10033411512· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.4%· as of 4 Nov 2026
Rental economics0.6/40
gross yield 5.1%; range width penalty ×0.83
- valuation_snapshotsrent estimate 3500/mo (range 3150-3800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,038/mo, -30% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 255 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 6 Nov 2026
Risk & liquidity14.6/15
385 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

£619,000£948,500

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£825,000

At the asking price

Monthly rent£3,500/mo

Evidenced range £3,150-£3,800

Interest rate5.4%

Loan to value75%

Cash required: £280,050
Net cash flow: -£361/mo
Cash on cash: -1.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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_snapshotsestimate for 10033411512Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.4%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 3500/mo (range 3150-3800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 3500/mo (range 3150-3800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 255 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£808,000

Rent Estimate (pcm)£3,500

Gross Yield5.09%

1y Growth-

3y Growth-1.6%

5y Growth+0.1%

10y Growth+2.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0BN27 4RY

Approval Rate

-12mo

Development

low

WD/2026/2004/LDE
RESIDENTIAL USE IN BREACH OF AGRICULTURAL OCCUPANCY CONDITION
Pending
WD/2026/1950/NMA
APPLICATION FOR A NON-MATERIAL AMENDMENT TO WD/2024/2931/F (APPLICATION FOR A SINGLE NEW 'SELF-BUILD' DWELLING WITH ASSOCIATED ACCESS, GARAGING, PARKING AND LANDSCAPING) TO ENABLE PHASING OF DEVELOPMENT.
Approved
WD/2026/1951/CD
APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITIONS 5 (Landscaping - Scheme to be submitted), 6 (Landscaping - Soft landscape works) AND 8 (Nature Conservation - Implementation of biodiversity enhancement as in Ecological Survey) ATTACHED TO WD/2024/2931/F
Approved

View Planning Timeline

Ownership

Corporate Ownership67.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density47 /km²

Owner Occupied85%

Age Distribution

0-15 13%16-64 55%65+ 32%

View Area Profile

Schools Nearby

Herstmonceux Church of England Primary School
0.9 mi
Good
Ninfield Church of England Primary School
3.5 mi
Inspected as Ninfield Church of England Primary School (URN 114515) on 21 Jun 2022
Headstart
3.6 mi
Good
Thornton Grove Academy
3.6 mi
Inspected as Phoenix Academy (URN 145016) on 5 Feb 2025

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

View All Schools

Comparables

View All

Ridge View
-
£610k
-
Windridge
-
£585k
-
Ridge View
-
£275k
-
Swallows Cottage
-
£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