Horseshoe Farm House, Luxfords Lane, East Grinstead, RH19 4HL

UPRN:10070640464Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: G (1)

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

Horseshoe Farm House, Luxfords Lane, East Grinstead, RH19 4HL

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£1,469,000

£1.40M - £1.54MHigh

Estimate

£1.47M

Range

£1.40M – £1.54M

Rent Estimate (pcm)

£5,400

£5k - £6k

Monthly

£5,400

Yield

4.32%

Verdict

Derived from HomePortfolio scores

Horseshoe Farm House earns an INVESTIGATE rating with HP Score 65/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (3/100). 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)Defra 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

55/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

3/ 100

Low

Transit & Bike

Transit 40Bike 47

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£1,500,000

At the asking price

Monthly rent£5,400/mo

Evidenced range £4,800-£5,950

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£1,324/mo
Cash on cash: -2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.07 - below 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£1,469,000

Rent Estimate (pcm)£5,400

Gross Yield4.32%

1y Growth-

3y Growth-1.4%

5y Growth+0.6%

10y Growth+1.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0RH19 4HL

Approval Rate

-12mo

Development

low

DM/26/0557
Proposed first floor roof extension above existing classroom to Early Years/Pre-prep building to provide additional teaching accommodation for nursery occupants.
Approved
DM/26/0017
Proposed single-storey agricultural storage barn of steel portal frame construction, construction of a concrete apron and construction of a manoeuvring area in MOT Type 1 aggregate.
Approved
WD/2025/1768/MAJ
EXTENSION TO, AND MODIFICATION OF, THE EXISTING GAC (GRANULAR ACTIVATED CARBON) BUILDING AND THE INSTALLATION OF A NEW LOW LIFT PUMPING STATION.
Approved

View Planning Timeline