Orchard Cottage, Emerson College, Hartfield Road, Forest Row, RH18 5FU

UPRN:10070937430Detached House3 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: E (48)

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

Orchard Cottage, Emerson College, Hartfield Road, Forest Row, RH18 5FU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£642,000

£609k - £674kHigh

Estimate

£642k

Range

£609k – £674k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

4.03%

Verdict

Derived from HomePortfolio scores

Orchard Cottage earns an INVESTIGATE rating with HP Score 69/100. Investment score 57/100 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 listingsMarket 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

33/ 100

Mixed

Transit & Bike

Transit 17Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +2.6% (HIGH), sold-comps -3.8%, £/sqft -3.8%] → measured edge +0.00pp 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 10070937430· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 23.6%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.72
- valuation_snapshotsrent estimate 2100/mo (range 1850-2350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,223/mo, -58% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 143 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 & liquidity14.6/15
45 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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,850-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£656/mo
Cash on cash: -3.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.00 - 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 10070937430Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 23.6%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 2100/mo (range 1850-2350)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2100/mo (range 1850-2350)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£642,000

Rent Estimate (pcm)£2,100

Gross Yield4.03%

1y Growth-

3y Growth+1.7%

5y Growth-0.6%

10y Growth+3.1%

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

0RH18 5FU

Approval Rate

-12mo

Development

low

WD/2026/2090/CD
APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITIONS 10 (Construction Management Plan ),18 (EPSML - Bats) AND 26 (Materials - Schedule and Samples of Materials and Finishes) ATTACHED TO WD/2022/2372/MAJ
Pending
WD/2026/1812/NMA
APPLICATION FOR A NON-MATERIAL AMENDMENT TO WD/2022/2372/MAJ (RESIDENTIAL USE AND PARTIAL REDEVELOPMENT OF THE FORMER ASHDOWN HOUSE SCHOOL, INCLUDING 1) PARTIAL DEMOLITION OF EXISTING ACCRETIONS, AND EXTENSION, ALTERATION AND CONVERSION OF ASHDOWN HOUSE TO RESIDENTIAL USE (TOTAL 6 NO. UNITS); 2) DEMOLITION AND PARTIAL DEMOLITION, EXTENSION AND REPLACEMENT OF DETACHED FREE-STANDING BUILDINGS FOR RESIDENTIAL USE (TOTAL 16 NO. UNITS); 3) ERECTION OF 14 NO. DWELLINGHOUSES; 4) RETENTION, REFURBISHMENT AND REORGANISATION OF EXISTING 11 NO. DWELLINGS AS 9 NO. DWELLINGS. SCHEME TOTALLING 45 NO. PROPOSED RESIDENTIAL DWELLINGS INCLUDING RETAINED EXISTING DWELLINGS, ALONG WITH ASSOCIATED HARD AND SOFT LANDSCAPING AND ASSOCIATED WORKS (PHASED DEVELOPMENT).) AMENDMENTS TO FARM COURT HOUSES (SLIGHT REDUCTION IN SCALE AND FLOOR AREA)
Approved
WD/2026/1694/CD
APPLICATION FOR APPROVAL OF DETAILS RESERVED BY CONDITION 19 (EPSML – GCN) ATTACHED TO WD/2022/2372/MAJ
Approved

View Planning Timeline

Ownership

Corporate Ownership62.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density-

Owner Occupied77%

Age Distribution

0-15 15%16-64 59%65+ 26%

View Area Profile

Schools Nearby

Forest Row Church of England Primary School and Nursery
0.7 mi
Good
Ashurst Wood Primary School
1.1 mi
Inspected as Ashurst Wood Primary School (URN 125929) on 15 Jul 2025
Michael Hall School
1.3 mi
Good
Brambletye School
1.5 mi
Inspected by ISI

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Emerson College Hartfield Road
-
£275k
-
Emerson College Hartfield Road
-
£425k
-
Emerson College Hartfield Road
-
£240k
-
Emerson College Hartfield Road
-
£450k
-

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