13 Barnfield, Balcombe, Haywards Heath, RH17 6FW

UPRN:10095667697Detached House4 bedsBuilt 2019

FreeholdCouncil Tax: Band GEPC: B (85)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

13 Barnfield, Balcombe, Haywards Heath, RH17 6FW

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

13 Barnfield earns an INVESTIGATE rating with HP Score 68/100. 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 coverageHM 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

No data

Crime Score

13/ 100

Low

Walkability

18/ 100

Low

Transit & Bike

Transit 5Bike 29

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [sold-comps -2.9%, £/sqft -2.9%] → 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; AVM excluded (no market estimate available)
no market estimate available · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 5 comps, dispersion 4.6%· as of 6 Nov 2026
Risk & liquidity9/15
203 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 5 comps, dispersion 4.6%Valuation edge · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+1.4%

5y Growth+1.2%

10y Growth+3.4%

Last Sold Price£865,000 (2024-02-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4RH17 6FW

Approval Rate

66.7%12mo

Development

low

DM/26/2587
Alterations to the downstairs floorplan including moving walls. External alterations involving conversion of windows to doors and doors to windows and installation of a heat pump [to replace the existing gas boiler].
Pending
DM/26/2528
Proposed two storey side extension, single storey rear extension, roof replacement, internal alteration, new parking and demolition of existing greenhouse and external storage, inclusion of new patio doors to existing barn.
Pending
DM/26/2457
Discharge of BNG condition 1 relating to DM/25/1688.
Pending

View Planning Timeline

Ownership

Corporate Ownership68.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-02-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,705

Population Density90 /km²

Owner Occupied62%

Age Distribution

0-15 20%16-64 58%65+ 22%

View Area Profile

Schools Nearby

Balcombe Cofe Primary School
0.5 mi
Inspected as Balcombe CofE Controlled Primary School (URN 126006) on 19 Apr 2023
Ardingly College
1.8 mi
Inspected by ISI
St Peter's CofE Primary School
1.9 mi
-
Worth School
2.5 mi
Inspected by ISI

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

View All Schools

Comparables

View All

12 Barnfield
-
£1.23M
-
13 Barnfield
-
£865k
-
15 Barnfield
-
£1.07M
-
17 Barnfield
-
£935k
-

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