Pearwood House, 1 Simmons Place, Ifold, Loxwood, Billingshurst, RH14 0BG

UPRN:10090339224Detached HouseBeds -Built 2012 onwards

FreeholdCouncil Tax: Band GEPC: C (77)

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

Pearwood House, 1 Simmons Place, Ifold, Loxwood, Billingshurst, RH14 0BG

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,148,000

£1.09M - £1.21MHigh

Estimate

£1.15M

Range

£1.09M – £1.21M

Rent Estimate (pcm)

£3,900

£3k - £4k

Monthly

£3,900

Yield

3.74%

Verdict

Derived from HomePortfolio scores

Pearwood 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 (17/100). 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

10/ 100

Low

Walkability

17/ 100

Low

Transit & Bike

Transit 4Bike 17

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge0/15
claims [AVM -8.9% (HIGH), sold-comps -5.6%, £/sqft -5.6%] → 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 10090339224· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 16.4%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.71
- valuation_snapshotsrent estimate 3900/mo (range 3450-4400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,537/mo, -65% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 50 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 11 Nov 2026
Risk & liquidity14.6/15
196 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£3,900/mo

Evidenced range £3,450-£4,400

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,519/mo
Cash on cash: -4.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - 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 10090339224Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 16.4%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3900/mo (range 3450-4400)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 3900/mo (range 3450-4400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 50 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. 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£1,148,000

Rent Estimate (pcm)£3,900

Gross Yield3.74%

1y Growth-

3y Growth-0.8%

5y Growth-1.0%

10y Growth+1.5%

Last Sold Price£720,000 (2011-11-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0RH14 0BG

Approval Rate

-12mo

Development

low

26/02100/DOC
Discharge of Condition 3 (Materials and Finishes) of Planning Permission PS/26/01515/DOM.
Pending
26/02068/TPA
Reduce heights and spread by 20% on 13 no. Cypress trees within Group, G1 and crown reduce by 20% on 1 no. Eucalyptus tree (T14) subject to PS/97/00808/TPO.
Pending
26/01993/TPA
Crown reduce by up to 3m (back to previous pruning points) on 1 no. Oak tree (quoted as T1, TPO'd no. T5) subject to PS/90/00788/TPO.
Pending

View Planning Timeline

Ownership

Corporate Ownership69.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-11-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,585

Population Density105 /km²

Owner Occupied82%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Loxwood Primary School
0.9 mi
GoodConcerns
Plaistow and Kirdford Primary School
1.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Rikkyo School-in-England
2.7 mi
Inspected by ISI
Wisborough Green Primary School
3.3 mi
Good

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Simmons Place
-
£1.33M
-
4 Simmons Place
-
£900k
-
2 Simmons Place
-
£815k
-
4 Simmons Place
-
£710k
-

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