Tilbec, Mutton Hall Lane, Heathfield, TN21 8NT

UPRN:10093175953Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band CEPC: C (77)

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

Tilbec, Mutton Hall Lane, Heathfield, TN21 8NT

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£374,000

£355k - £393kHigh

Estimate

£374k

Range

£355k – £393k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

4.64%

Verdict

Derived from HomePortfolio scores

Tilbec earns an INVESTIGATE rating with HP Score 78/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (62/100). 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

78/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

62/ 100

Moderate

Transit & Bike

Transit 9Bike 41

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 -0.3% (HIGH), sold-comps -11.6%, £/sqft -11.5%] → 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 10093175953· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.6%· as of 29 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.86
- valuation_snapshotsrent estimate 1450/mo (range 1300-1550)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -646/mo, -45% 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: 0 price cut(s), 65 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
218 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

£281,000£431,000

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£375,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: -£262/mo
Cash on cash: -2.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.15 - 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 10093175953Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.6%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 1450/mo (range 1300-1550)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 1450/mo (range 1300-1550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 65 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£374,000

Rent Estimate (pcm)£1,450

Gross Yield4.64%

1y Growth-

3y Growth+2.6%

5y Growth+1.4%

10y Growth+3.8%

Last Sold Price£345,000 (2021-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TN21 8NT

Approval Rate

-12mo

Development

low

WD/2026/1938/F
PROPOSED SINGLE-STOREY REAR EXTENSION.
Pending
WD/2026/1710/A
ILLUMINATED SIGNAGE INCLUDING FASCIA SHOP SIGN, SIGN WRITTEN AWNING, SIGN WRITTEN GLAZING FILM AND A PROJECTING HANGING SIGN
Approved
WD/2026/1680/FR
RETROSPECTIVE APPLICATION FOR ERECTION OF GAZEBO TO REAR OF PROPERTY.
Rejected

View Planning Timeline

Ownership

Corporate Ownership68.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,376

Population Density194 /km²

Owner Occupied84%

Age Distribution

0-15 13%16-64 57%65+ 30%

View Area Profile

Schools Nearby

Cross-in-Hand Church of England Primary School
0.7 mi
Good
Parkside Community Primary School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Heathfield Community College
1.1 mi
GoodImproving
All Saints' and St Richard's Church of England Primary School
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Tilbec Mutton Hall Lane
-
£345k
-
Fern Cottage Mutton Hall Lane
-
£285k
-
Mutton Hall Cottage Mutton Hall Lane
-
£365k
-
Glenrise Mutton Hall Lane
-
£263k
-

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