44 Lexington Drive, Haywards Heath, RH16 3UN

UPRN:10090017612Flat/MaisonetteBeds -Built -

Tenure: -Council Tax: Band CEPC: B (82)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

44 Lexington Drive, Haywards Heath, RH16 3UN

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£239,000

£215k - £263kMedium

Estimate

£239k

Range

£215k – £263k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

5.33%

Verdict

Derived from HomePortfolio scores

44 Lexington Drive earns an INVESTIGATE rating with HP Score 66/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (46/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

29/ 100

Moderate

Walkability

46/ 100

Mixed

Transit & Bike

Transit 21Bike 28

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 10 Nov 2026

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

Valuation edge0.3/15
claims [AVM -13.0% (MEDIUM), sold-comps +1.1%, £/sqft +1.0%] → measured edge +0.06pp 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 10 Nov 2026
- valuation_snapshotsestimate for 10090017612· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.8%· as of 9 Nov 2026
Rental economics2.5/40
gross yield 5.3%; range width penalty ×0.95
- valuation_snapshotsrent estimate 1200/mo (range 1100-1250)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -529/mo, -44% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 114 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 10 Nov 2026
Risk & liquidity12.8/15
473 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

£202,500£310,500

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£270,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £85,800
Net cash flow: -£80/mo
Cash on cash: -1.1%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - clears 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 10090017612Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 7.8%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1100-1250)Rental economics · as of 10 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 1200/mo (range 1100-1250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 114 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. 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.
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£239,000

Rent Estimate (pcm)£1,200

Gross Yield5.33%

1y Growth-

3y Growth-0.4%

5y Growth+0.3%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH16 3UN

Approval Rate

-12mo

Development

low

DM/26/2809
Oak (T1 & T2)- Crown lift to 6m above ground level over the carriageway and 4m on all other aspects, crown reduction by 1.5-2m, and clear overhead wires.
Pending
DM/26/2801
T138 Austrian Pine - Fell.
Pending
DM/26/2787
T1 Oak - remove young oak on border of garden which is crowding mature birch tree. T2 Apple tree - remove. T3 Beech in middle of garden - raise canopy by 1.5 metres.
Pending

View Planning Timeline

Ownership

Corporate Ownership56.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density-

Owner Occupied37%

Age Distribution

0-15 25%16-64 64%65+ 11%

View Area Profile

Schools Nearby

Blackthorns Community Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Oathall Community College
0.3 mi
Good
Lindfield Primary Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Warden Park Primary Academy
0.6 mi
Inspected as Heyworth Primary School (URN 125934) on 23 Nov 2011

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 Lexington Drive
-
£340k
-
64 Lexington Drive
-
£470k
-
39 Lexington Drive
-
£209k
-
47 Lexington Drive
-
£210k
-

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