The Hollies, Straight Half Mile, Maresfield, Uckfield, TN22 3DP

UPRN:10033413336Detached House5 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band GEPC: C (79)

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

The Hollies, Straight Half Mile, Maresfield, Uckfield, TN22 3DP

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,164,000

£1.05M - £1.28MMedium

Estimate

£1.16M

Range

£1.05M – £1.28M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

3.11%

Verdict

Derived from HomePortfolio scores

The Hollies earns an INVESTIGATE rating with HP Score 59/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (1/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

1/ 100

Low

Transit & Bike

Transit 3Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -46.0% (MEDIUM), sold-comps -23.4%, £/sqft -23.3%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10033413336· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 19.8%· as of 3 Nov 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.75
- valuation_snapshotsrent estimate 4400/mo (range 3900-4900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,068/mo, -92% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 31 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 5 Nov 2026
Risk & liquidity12.8/15
314 sales/12mo in area; valuation range width 20%
- 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

£1,275,000£1,955,000

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£1,700,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,900-£4,900

Interest rate5.4%

Loan to value75%

Cash required: £629,050
Net cash flow: -£2,691/mo
Cash on cash: -5.1%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.77 - 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 10033413336Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 19.8%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 4400/mo (range 3900-4900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 4400/mo (range 3900-4900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 31 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£1,164,000

Rent Estimate (pcm)£4,400

Gross Yield3.11%

1y Growth-

3y Growth+1.9%

5y Growth+0.6%

10y Growth+2.2%

Last Sold Price£985,000 (2021-03-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3TN22 3DP

Approval Rate

100%12mo

Development

low

WD/2026/2181/CD
APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITION 3 (Materials) ATTACHED TO WD/2025/2836/RM
Pending
WD/2026/2146/LDP
CONVERSION OF EXISTING TIMBER GARDEN BUILDING IN TO HOME OFFICE.
Pending
TM/2026/0231/TCA
FELL (T1) EVERGREEN CONIFER AND (T2) ASH DUE TO EXCESSIVE SHADING AND SIGNS OF DIEBACK, TREES SUBJECT TO REGULATIONS, DESIGNATED MARESFIELD CONSERVATION AREA JANUARY 1992/MARCH 2017.
Pending

View Planning Timeline