2 Hoathly Hill, West Hoathly, East Grinstead, RH19 4SJ

UPRN:10070624016Semi-Detached House3 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band CEPC: D (55)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

2 Hoathly Hill, West Hoathly, East Grinstead, RH19 4SJ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£737,000

£663k - £810kMedium

Estimate

£737k

Range

£663k – £810k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

4.23%

Verdict

Derived from HomePortfolio scores

2 Hoathly Hill earns an INVESTIGATE rating with HP Score 71/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (33/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

33/ 100

Mixed

Transit & Bike

Transit 6Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -17.4% (MEDIUM), sold-comps -66.0%, £/sqft -66.0%] → 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 10070624016· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 11.5%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.84
- valuation_snapshotsrent estimate 3050/mo (range 2750-3300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,702/mo, -56% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 36 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 4 Nov 2026
Risk & liquidity12.8/15
368 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

£649,000£994,500

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£865,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,750-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £294,050
Net cash flow: -£808/mo
Cash on cash: -3.3%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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 10070624016Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 11.5%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3050/mo (range 2750-3300)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 3050/mo (range 2750-3300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 36 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£737,000

Rent Estimate (pcm)£3,050

Gross Yield4.23%

1y Growth-

3y Growth-1.4%

5y Growth+0.6%

10y Growth+1.5%

Last Sold Price£665,000 (2014-10-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH19 4SJ

Approval Rate

-12mo

Development

low

DM/26/2747
Private garden, recreational and leisure use (including fishing of pond and occasional overnight camping).
Pending
DM/26/2582
Single storey rear extension.
Pending
DM/26/2498
Replacement of the existing secure compound fencing and gates with new higher security fencing and gate systems
Pending

View Planning Timeline

Ownership

Corporate Ownership56.5%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-10-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density-

Owner Occupied81%

Age Distribution

0-15 16%16-64 60%65+ 24%

View Area Profile

Schools Nearby

West Hoathly CofE Primary School
0.3 mi
Inspected as West Hoathly CofE Primary School (URN 126012) on 3 Oct 2023
Philpots Manor School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.
Step by Step School Limited
1.3 mi
Outstanding
St Peter's CofE Primary School
2.3 mi
-

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

19 Hoathly Hill
-
£445k
-
25 Hoathly Hill
-
£320k
-
1 Hoathly Hill
-
£711k
-
15 Hoathly Hill
-
£356k
-

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