The Old Bakery, The Street, Bolney, Haywards Heath, RH17 5PG

UPRN:10070637606Semi-Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

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

The Old Bakery, The Street, Bolney, Haywards Heath, RH17 5PG

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,048,000

£839k - £1.26MLow

Estimate

£1.05M

Range

£839k – £1.26M

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

4.53%

Verdict

Derived from HomePortfolio scores

The Old Bakery earns an INVESTIGATE rating with HP Score 65/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (21/100). 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 SourcesPortal 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

65/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

21/ 100

Low

Transit & Bike

Transit 8Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.5%; range width penalty ×0.68; the estimate this rent rides on sits 17% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3300/mo (range 2850-3700)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 17% 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 -1,396/mo, -42% 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
Risk & liquidity9.2/15
203 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£875,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £2,850-£3,700

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: -£669/mo
Cash on cash: -2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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_snapshotsrent estimate 3300/mo (range 2850-3700)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 17% 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 advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3300/mo (range 2850-3700)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£1,048,000

Rent Estimate (pcm)£3,300

Gross Yield4.53%

1y Growth-

3y Growth+1.4%

5y Growth+1.2%

10y Growth+3.4%

Last Sold Price£750,000 (2016-07-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2RH17 5PG

Approval Rate

100%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 Change2016-07-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 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
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Farney Close School
0.8 mi
Good
LVS Hassocks
2.9 mi
Inspected by ISI
St Paul's Catholic College
3.0 mi
Outstanding

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

View All Schools

Comparables

View All

The Byre The Street
-
£375k
-
The Byre The Street
-
£825k
-
Old Bakehouse Cottage The Street
-
£421k
-
Rawson Cottage The Street
-
£490k
-

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