Semi-Detached

LIME TREE COTTAGE MANCHESTER ROAD

NINFIELD, BATTLE, WEALDEN, EAST SUSSEX, TN33 9JX

£295,000

Location

Map view View on Google Maps View on OpenStreetMap Street View TN33 9JX

Nearby

Nearest stations, universities and amenities (distance from property).

Type Name Distance
Bus stop Unknown 0.2 miles
Shop GM Autocentre 0.4 miles
Train station Crowhurst 3.6 miles
Hospital Amberstone Hospital 6.3 miles
University University of Brighton Eastbourne Campus 11.4 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

2

Bathrooms

1

Floor area

74 m²

EPC rating

F

Year built

England and Wales: before 1900

Last sold

£295,000 Feb 2026

Price per m²

£3,986/m²

Local average

£504,750 (4 sales)

Street crime

5 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: F

Potential rating: C

Inspection date: 09/10/2025

Expiry date: 08/10/2035

Current heating cost: £1,227/year

Potential heating cost: £536/year

Est. upgrade cost to C: £47,205

Recommendations

  • 50 mm internal or external wall insulation (£7,500 - £11,000)
  • Floor insulation (suspended floor) (£5,000 - £10,000)
  • Floor insulation (solid floor) (£5,000 - £10,000)
  • Draughtproof single-glazed windows (£150 - £250)
  • Hot water cylinder thermostat (£130 - £180)
  • Install condensing boiler (£2,200 - £3,500)
  • Solar water heating (£4,000 - £7,000)
  • Replace single glazed windows with low-E double glazing (£4,500 - £6,000)
  • Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event Date Price Type % change Today’s value (HPI) Action
Sold 19/02/2026 £295,000 Semi-detached — £294,693 to April 2026 View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event Date Price
listed 10/02/2026 £299,950
sold 01/01/2026 £295,000

Photos · Open listing

Open image 1 from listing 172041863 Open image 2 from listing 172041863 Open image 3 from listing 172041863 Open image 4 from listing 172041863 Open image 5 from listing 172041863 Open image 6 from listing 172041863 Open image 7 from listing 172041863 Open image 8 from listing 172041863 Open image 9 from listing 172041863 Open image 10 from listing 172041863 Open image 11 from listing 172041863 Open image 12 from listing 172041863

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address Price Date Type
THE MUFFINS MANCHESTER ROAD, NINFIELD, BATTLE, WEALDEN, EAST SUSSEX, TN33 9JX £350,000 04/03/2022 Semi-detached
1 CHURCH PATH, NINFIELD, BATTLE, WEALDEN, EAST SUSSEX, TN33 9JJ £238,000 17/08/2021 Semi-detached

Area average: £294,000 (2 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -3%
10y growth 54%

House Price Index (HM Land Registry — official index, not sold-price averages): Wealden. Series: Semi-detached. As of April 2026.

1y (index) 1.8%
5y (index) 12.6%
10y (index) 28.9%

Rental Range

Estimated market rent for Wealden. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,139/mo
Realistic £1,266/mo
Optimistic £1,393/mo

Based on Local Authority from postcode lookup → Wealden.

LHA (30th percentile) floor for Sussex East: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title Rent Beds Distance As seen on
2 Bed Semi-Detached House, Smith Close, TN33 £1,150/mo 2 0.44 miles OpenRent

Average rent: £1,150/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%
Max investor price (0.8%) £143,750
Target investor price (1%) £115,000
Gross yield 4.7%
Cost-to-rent ratio 21.4×
Monthly cashflow £-152/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -2.1%
  • Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
  • Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
  • Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
  • Gross yield — Annual rent as % of purchase price (no costs).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
  • ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category Count
Violence and sexual offences 3
Criminal damage and arson 1
Public order 1
Total incidents 5

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Ninfield Church of England Primary School Primary 0.4 miles Inadequate — 4 Oct 2022
Headstart Other 0.8 miles Good — 15 Jan 2024
Catsfield Church of England Primary School Primary 1.6 miles — (Inspected (no overall grade))
Claverham Community College Secondary 2.8 miles Good — 20 Nov 2018
Bexhill High Academy Secondary 2.8 miles Requires improvement — 18 Jan 2023

FENSA

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