Wolstonbury House, 2 Greenlands Place, Burgess Hill, RH15 0AJ

UPRN:10095670934Detached HouseBeds -Built 2022

FreeholdCouncil Tax: Band HEPC: B (90)

Data freshness:Planning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Wolstonbury House, 2 Greenlands Place, Burgess Hill, RH15 0AJ

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£2,277,000

£2.05M - £2.50MMedium

Estimate

£2.28M

Range

£2.05M – £2.50M

Rent Estimate (pcm)

£8,550

£8k - £9k

Monthly

£8,550

Yield

5.13%

Verdict

Derived from HomePortfolio scores

Wolstonbury House earns an INVESTIGATE rating with HP Score 85/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is very low. 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)ONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

85/ 100

Strong

Investment Score

74/ 100

High

Crime Score

15/ 100

Low

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 +12.2% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10095670934· as of 13 Oct 2026
Rental economics0.8/40
gross yield 5.1%; range width penalty ×0.80
- valuation_snapshotsrent estimate 8550/mo (range 7700-9400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,283/mo, -27% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 56 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 4 Nov 2026
Risk & liquidity12.8/15
377 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£8,550/mo

Evidenced range £7,700-£9,400

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£831/mo
Cash on cash: -1.3%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - 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 10095670934Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 8550/mo (range 7700-9400)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 8550/mo (range 7700-9400)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 56 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£2,277,000

Rent Estimate (pcm)£8,550

Gross Yield5.13%

1y Growth+6.0%

3y Growth+0.3%

5y Growth+1.8%

10y Growth+2.2%

Last Sold Price£2,200,000 (2024-04-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH15 0AJ

Approval Rate

-12mo

Development

low

DM/26/2667
Discharge of condition nos 5, 6, 7 and 9 relating to planning appeal AP/23/0064 (DM/23/0876)
Pending
DM/26/2655
T1 : Gleditsia - To be reduced back to previous cutting points.
Pending
DM/26/2438
Non Material Amendment to application DM/22/3049 - Revision to turning head, including retention of parking bay and footpath. Revised shaping of drainage basins in Fields 5, 6 and 7 and omission of boardwalk to drainage basin in Field 7.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-04-02
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£37,705

Population Density1,716 /km²

Owner Occupied89%

Age Distribution

0-15 14%16-64 51%65+ 35%

View Area Profile

Schools Nearby

London Meed Community Primary School
0.3 mi
Good
Woodlands Meed
0.3 mi
Good
The Burgess Hill Academy
0.4 mi
Inspected as Oakmeeds Community College (URN 126084) on 4 Nov 2015
Burgess Hill Girls
0.5 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Firle House, 6 Greenlands Place
-
£2.05M
-
Wolstonbury House, 2 Greenlands Place
-
£2.20M
-
4 Greenlands Place
-
£2.00M
-

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