Pine End House, The Street, Bolney, Haywards Heath, RH17 5PJ

UPRN:10070627043Detached House5 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: D (55)

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

Pine End House, The Street, Bolney, Haywards Heath, RH17 5PJ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,278,000

£1.21M - £1.34MHigh

Estimate

£1.28M

Range

£1.21M – £1.34M

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

3.98%

Verdict

Derived from HomePortfolio scores

Pine End House earns an INVESTIGATE rating with HP Score 63/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (11/100). 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

63/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

11/ 100

Low

Transit & Bike

Transit 7Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +2.2% (HIGH), sold-comps +10.3%, £/sqft +10.4%] → 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 10070627043· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.3%· as of 7 Nov 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.69
- valuation_snapshotsrent estimate 4150/mo (range 3600-4650)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,353/mo, -57% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 47 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 & liquidity14.6/15
203 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,600-£4,650

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,346/mo
Cash on cash: -3.6%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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 10070627043Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.3%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 4150/mo (range 3600-4650)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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 4150/mo (range 3600-4650)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 47 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. 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£1,278,000

Rent Estimate (pcm)£4,150

Gross Yield3.98%

1y Growth-

3y Growth+1.4%

5y Growth+1.2%

10y Growth+3.4%

Last Sold Price£1,075,000 (2021-09-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH17 5PJ

Approval Rate

-12mo

Development

low

DM/26/2571
Silver Birch trees (x5) - Reduce crown by 2-3 metres and reduce lateral spread by 1-2 metres.
Pending
DM/26/2468
Discharge of planning obligation relating to planning reference DM/25/1129. Discharge The Community Building Specification and Community Building Management Plan pursuant to the Fifth Schedule, Paragraph 1 and 2 of the signed S 106 Agreement (18/11/2025) .
Pending
DM/26/2418
Demolition of existing lean-to and erection of a single storey side extension to provide an enlarged utility room.
Pending

View Planning Timeline

Ownership

Corporate Ownership68.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-09-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density-

Owner Occupied76%

Age Distribution

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

View Area Profile

Schools Nearby

Bolney CofE Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Farney Close School
0.9 mi
Good
Brantridge School
2.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
St. Mark's CofE Primary School
3.0 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Field House The Street
-
£960k
-
Pine End House The Street
-
£1.07M
-
Yew Tree Cottage The Street
-
£840k
-
Greenwood Place The Street
-
£480k
-

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