2 Warren Cottages, Bashurst Hill, Itchingfield, Horsham, RH13 0PB

UPRN:200004792016Semi-Detached House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: E (40)

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

2 Warren Cottages, Bashurst Hill, Itchingfield, Horsham, RH13 0PB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£534,000

£427k - £640kLow

Estimate

£534k

Range

£427k – £640k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

3.04%

Verdict

Derived from HomePortfolio scores

2 Warren Cottages earns an INVESTIGATE rating with HP Score 60/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (1/100). 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 NationsMarket estimates (third-party AVM)Defra 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

1/ 100

Low

Transit & Bike

Transit 36Bike 13

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£850,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £1,900-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£1,380/mo
Cash on cash: -5.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.75 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£534,000

Rent Estimate (pcm)£2,150

Gross Yield3.04%

1y Growth-

3y Growth-0.8%

5y Growth+0.0%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH13 0PB

Approval Rate

-12mo

Development

low

DC/26/1678
Permission in Principle for the construction of a two storey dwelling with new vehicle access from Bashurst Hill, creation of driveway and car parking
Pending
DC/26/1578
Fell 1 x Group of Trees.
Pending
DC/26/1419
Permission in Principle for the demolition of Blackthorn Bungalow and the erection of a minimum and maximum of one dwellinghouse.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,448

Population Density163 /km²

Owner Occupied85%

Age Distribution

0-15 19%16-64 58%65+ 23%

View Area Profile

Schools Nearby

Muntham House School
0.8 mi
GoodImproving
Apple Orchard School
1.0 mi
Good
Barns Green Primary School
1.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Christ's Hospital
1.6 mi
Inspected by ISI

2 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Bear Lodge Bashurst Hill
-
£2.15M
-
Water Farm Bashurst Hill
-
£15k
-
Water Farm
-
£20k
-
Water Farm Bashurst Hill
-
£660k
-

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