The Hoopyard, Poplar Lane, Forest Row, RH18 5LH
UPRN:10033414038Detached HouseBeds -Built before 1900
Tenure: -Council Tax: Band GEPC: E (52)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-17T15:16:43.468683+00:00)Planning· 3mo agoPlanning: ageing, refreshed 3mo ago (2026-08-13T09:02:32.867741+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
70
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£732,000
£585k - £878kLow
Estimate
£732k
Range
£585k – £878k
Rent Estimate (pcm)
£2,400
£2k - £3k
Monthly
£2,400
Yield
3.93%
Verdict
Derived from HomePortfolio scores
The Hoopyard earns an INVESTIGATE rating with HP Score 70/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (31/100). 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 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
70
HP Score
70/ 100
Mixed
57
Investment Score
57/ 100
Moderate
11
Crime Score
11/ 100
Low
31
Walkability
31/ 100
Mixed
Transit & Bike
Transit 5Bike 30
Walk Score, out of 100
Valuation & Market
Sale Estimate£732,000
Rent Estimate (pcm)£2,400
Gross Yield3.93%
1y Growth-
3y Growth+1.7%
5y Growth-0.6%
10y Growth+3.1%
Last Sold Price£520,000 (2009-09-30)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonLow
- MiningModerate
- LandslideModerate
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
4RH18 5LH
Approval Rate
100%12mo
Development
low
- PendingWD/2026/2127/CDAPPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITION 5 (Wildlife Management Plan (NC08 – Retrospective Permission)) ATTACHED TO WD/2025/2263/FR
- PendingWD/2026/2098/FCHANGE OF USE OF AN EXISTING WARDEN'S FLAT TO AN ADDITIONAL OLDER PERSONS APARTMENT.
- RejectedWD/2026/1730/CDAPPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITION 4 (Drainage: Surface Water - Details of Surface Water Disposal - Sustainable Drainage (B)) ATTACHED TO WD/2023/1485/F
Ownership
- Corporate Ownership62.2%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease Type-
- Last Ownership Change2009-09-30
- SourceLand Registry
Connectivity
Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£33,376
Population Density133 /km²
Owner Occupied78%
Age Distribution
0-15 19%16-64 55%65+ 26%
Schools Nearby
- Michael Hall School0.3 miGood
- Forest Row Church of England Primary School and Nursery0.6 miGood
- Inspected by ISIGreenfields School0.6 mi
- Inspected by ISIBrambletye School1.5 mi
3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Chapel Meadow-£925k-
- Poplar Farm Cottage-£725k-
- Chapel Meadow-£590k-
- Cherry Tree Cottage-£625k-