5 Tanners Cross, Haywards Heath, RH16 4GE

UPRN:10070623230Detached House2 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band FEPC: C (74)

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

5 Tanners Cross, Haywards Heath, RH16 4GE

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

£524,000

£498k - £550kHigh

Estimate

£524k

Range

£498k – £550k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

5.12%

Verdict

Derived from HomePortfolio scores

5 Tanners Cross earns an INVESTIGATE rating with HP Score 69/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (29/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

29/ 100

Low

Transit & Bike

Transit 5Bike 46

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 5 Nov 2026

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

Check before relying on this score: the estimate sits 28% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +28.4% (HIGH), sold-comps +33.5%, £/sqft +33.5%] → measured edge +0.50pp 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 13 Oct 2026
- valuation_snapshotsestimate for 10070623230· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.1%· as of 9 Nov 2026
Rental economics0.7/40
gross yield 5.1%; range width penalty ×0.70; the estimate this rent rides on sits 28% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1600/mo (range 1400-1800)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 28% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -536/mo, -34% 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: 1 price cut(s), 69 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 & liquidity14.7/15
473 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

£281,000£431,000

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£375,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,400-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: -£158/mo
Cash on cash: -1.5%
Score at this price: 18

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 10070623230Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.1%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1600/mo (range 1400-1800)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 28% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 1600/mo (range 1400-1800)
Rental economics needs verification before you rely on it
sale estimate 28% above the ask on the same snapshot - verify the rent describes this home

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£524,000

Rent Estimate (pcm)£1,600

Gross Yield5.12%

1y Growth+4.4%

3y Growth-0.4%

5y Growth+0.3%

10y Growth+1.6%

Last Sold Price£500,000 (2025-11-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH16 4GE

Approval Rate

-12mo

Development

low

DM/26/2628
Discharge of condition 4 relating to planning reference DM/26/1911.
Pending
DM/26/2341
Removal of existing timber decking and soffit on the relevant balconies, and their replacement with a fire-rated decking and soffit at Bentham House, Henmead House, Langley House, and Chorley House.
Pending
DM/26/2316
Proposal to replace three timber windows with three uPVC windows of the same look and colour.
Pending

View Planning Timeline

Ownership

Corporate Ownership56.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-11-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density2,624 /km²

Owner Occupied68%

Age Distribution

0-15 22%16-64 56%65+ 22%

View Area Profile

Schools Nearby

Bolnore Village Primary School
0.1 mi
Inspected as Bolnore Village Primary School (URN 135607) on 25 Sep 2019
St Joseph's Catholic Primary School
1.0 mi
Good
Warden Park Secondary Academy
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Warden Park Primary Academy
1.1 mi
Inspected as Heyworth Primary School (URN 125934) on 23 Nov 2011

4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 Tanners Cross
-
£500k
-
6 Tanners Cross
-
£290k
-
7 Tanners Cross
-
£325k
-
9 Tanners Cross
-
£315k
-

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