Lark Cottage, 4 Burgh Hill Cottages, Burgh Hill, Etchingham, TN19 7PB

UPRN:10090511696End Terrace Property2 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: E (46)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Lark Cottage, 4 Burgh Hill Cottages, Burgh Hill, Etchingham, TN19 7PB

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£373,000

£354k - £392kHigh

Estimate

£373k

Range

£354k – £392k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

5.17%

Verdict

Derived from HomePortfolio scores

Lark Cottage earns an INVESTIGATE rating with HP Score 66/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (18/100). 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

66/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

18/ 100

Low

Transit & Bike

Transit 5Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 +3.5% (HIGH), sold-comps -42.9%, £/sqft -42.6%] → 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 10090511696· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 15.7%· as of 28 Sept 2026
Rental economics1.1/40
gross yield 5.2%; range width penalty ×0.81
- valuation_snapshotsrent estimate 1550/mo (range 1400-1700)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -510/mo, -33% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 111 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

£270,000£414,000

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£360,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,400-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £117,300
Net cash flow: -£142/mo
Cash on cash: -1.5%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - 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 10090511696Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 15.7%Valuation edge · as of 28 Sept 2026
valuation_snapshotsrent estimate 1550/mo (range 1400-1700)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
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 1550/mo (range 1400-1700)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 111 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. 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£373,000

Rent Estimate (pcm)£1,550

Gross Yield5.17%

1y Growth+2.6%

3y Growth-4.6%

5y Growth+2.4%

10y Growth+1.9%

Last Sold Price£350,000 (2024-08-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TN19 7PB

Approval Rate

-12mo

Development

low

RR/2026/0390/RVC
Variation of condition 2 imposed on RR/2025/543/P to increase roof height to provide improved first floor accommodation within the annexe.
Pending
RR/2026/0197/FN
Application to determine if Prior Approval is required for proposed erection of an agricultural barn for storage of agricultural machinery, equipment & chemicals used in connection with the existing vineyard, including workers facilities.
Approved
RR/2026/0043/LBC
Demolition of redundant chimney stack and making good tiled roof and part tiled, part brick elevation to match existing.
Pending

View Planning Timeline

Ownership

Corporate Ownership74%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-08-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,790

Population Density56 /km²

Owner Occupied82%

Age Distribution

0-15 16%16-64 59%65+ 25%

View Area Profile

Schools Nearby

Hurst Green Church of England Primary School and Nursery
0.9 mi
Inspected as Hurst Green Church of England Primary School and Nursery (URN 114508) on 21 May 2019
Etchingham Church of England Primary School
1.1 mi
GoodConcerns
Robertsbridge Community College
2.1 mi
Inspected as Robertsbridge Community College (URN 114588) on 23 Apr 2024
Darvell School
2.3 mi
Good

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

View All Schools

Comparables

View All

Atherstone Burgh Hill
-
£965k
-
Hillcrest Burgh Hill
-
£657k
-
4 Burgh Hill Cottages Burgh Hill
-
£350k
-
Brooming Burgh Hill
-
£1.13M
-

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