Baya Cottage, Catsfield Road, Ninfield, Battle, TN33 9JA

UPRN:10033414844Detached House4 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band FEPC: C (74)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Baya Cottage, Catsfield Road, Ninfield, Battle, TN33 9JA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£616,000

£554k - £677kMedium

Estimate

£616k

Range

£554k – £677k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

Verdict

Derived from HomePortfolio scores

Baya Cottage earns an INVESTIGATE rating with HP Score 70/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

8/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 7Bike 25

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£11,500-£27,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£11,500

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,750-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £4,175
Net cash flow: £1,346/mo
Cash on cash: 386.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 51.53 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£616,000

Rent Estimate (pcm)£2,000

Gross Yield-

1y Growth-

3y Growth-2.0%

5y Growth-2.3%

10y Growth+1.9%

Last Sold Price£420,000 (2011-10-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TN33 9JA

Approval Rate

-12mo

Development

low

WD/2026/2074/LB
PROPOSED REPOINTING WORKS TO THE GRADE II LISTED COTTAGE USING HERITAGE LIME MORTAR.
Pending
WD/2026/1955/F
PROPOSED ATTACHED GARAGE
Pending
WD/2026/1962/CD
APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITIONS 8 (Drainage: Surface Water - Details of Surface Water Disposal), 9 (Drainage: Surface Water - Details of Drainage - Maintenance (A)) AND 24 (Road Survey) ATTACHED TO WD/2024/2957/MAJ
Pending

View Planning Timeline

Ownership

Corporate Ownership72.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-10-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density197 /km²

Owner Occupied79%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Ninfield Church of England Primary School
0.1 mi
Inspected as Ninfield Church of England Primary School (URN 114515) on 21 Jun 2022
Headstart
0.6 mi
Good
Catsfield Church of England Primary School
1.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Glenleigh Park Primary Academy
2.5 mi
Good

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Callums Wood
-
£30k
-
Callums Wood
-
£32k
-
Shearfold Catsfield Road
-
£540k
-
Baya Cottage Catsfield Road
-
£420k
-

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