# 52 MANNING CLOSE, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2DR

## Property details

- Slug: `39ed94a` (address key hash: `39ed94a602e49b27fcd289a251e1f66d855b9040`)
- Postcode: RH19 2DR
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 56 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £215,000 Feb 2026
- Price per m²: £3,839/m²
- Local average: £229,088 (40 sales)
- Street crime: 157 incidents within 1 mile (May 2026)

## Latest sale

- Price: £215,000
- Date: 2026-02-26
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 22/03/2033
- **Current heating cost:** £333/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2570-3024-1207-5447-5204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-26 | £215,000 | Flat | +30.3% | £211,897 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-9251-b8d0-e063-4704a8c08d98) |
| Sold | 2013-08-16 | £165,000 | Flat | — | £229,942 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/1528caf9-f5c0-427f-983d-7e500a34d2d8) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 52 MANNING CLOSE, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2DR | £215,000 | 26/02/2026 | Flat |
| 52 MANNING CLOSE, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2DR | £165,000 | 16/08/2013 | Flat |

## Historic listings

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

- Matched listing: [165902039](http://87.117.209.195:8080/listings/6bfe25e)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £215,000 |
| listed | 2025-08-18 | £225,000 |
| sold | 2013-01-01 | £165,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 HALSFORD PARK ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1PP | £315,000 | 05/01/2026 | Flat |
| 71 HALSFORD PARK ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1PP | £262,000 | 31/10/2025 | Flat |
| 30 TWYHURST COURT, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2SH | £255,000 | 05/08/2025 | Flat |
| 37 HALSFORD PARK ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1PP | £310,000 | 31/07/2025 | Flat |
| YEW COURT 6 NEWLANDS CRESCENT, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1LN | £225,000 | 31/07/2025 | Flat |
| 39 HALSFORD PARK ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1PP | £285,000 | 27/10/2023 | Flat |
| 3 BUCKHURST CLOSE, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2AG | £278,500 | 25/08/2023 | Flat |
| 5 SOUTHWICK CLOSE, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2EZ | £290,000 | 23/08/2023 | Flat |
| 57 HALSFORD PARK ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1PP | £280,000 | 28/07/2023 | Flat |
| 25 TWYHURST COURT, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2SH | £270,000 | 27/07/2023 | Flat |
| STILDON MEWS 3 LONDON ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1PX | £205,000 | 23/06/2023 | Flat |
| 15 SOUTHWICK CLOSE, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2EZ | £290,000 | 31/03/2023 | Flat |
| STILDON MEWS 6 LONDON ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1PX | £144,000 | 10/02/2023 | Flat |
| ST GEORGES COURT FLAT 12 LONDON ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1QP | £225,000 | 22/12/2022 | Flat |
| BIRCH HOUSE FLAT 5 NEWLANDS CRESCENT, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1LL | £230,000 | 22/12/2022 | Flat |
| ELM COURT 6 NEWLANDS CRESCENT, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1LW | £250,000 | 11/11/2022 | Flat |
| 4 MANNING CLOSE, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2DR | £235,000 | 10/10/2022 | Flat |
| TURRET COURT FLAT 7 LONDON ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 1QA | £230,000 | 15/09/2022 | Flat |
| 29 LINGFIELD ROAD, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2EU | £195,000 | 30/08/2022 | Flat |
| 48 MANNING CLOSE, EAST GRINSTEAD, MID SUSSEX, WEST SUSSEX, RH19 2DR | £168,000 | 17/06/2022 | Flat |

**Area average:** £247,125 (20 sales)

## Capital growth trend

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

- **5y growth:** 7.7%
- **10y growth:** -16.4%

## House Price Index (HM Land Registry)

*Official index for Mid Sussex; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.3%
- **5y growth (index):** 4.4%
- **10y growth (index):** 11.2%

## Rental Range

*ONS Price Index of Private Rents (Mid Sussex). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,276/mo
- **Realistic:** £1,418/mo
- **Optimistic:** £1,560/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Crawley & Reigate (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, Southwick House, RH19 | £925/mo | 1 | 0.15 miles | OpenRent |
| Studio Flat, Buckhurst Mead, RH19 | £950/mo | 1 | 0.37 miles | OpenRent |
| 1 Bed Flat, Meadow Court, RH19 | £945/mo | 1 | 0.43 miles | OpenRent |

**Average rent: £940/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £118,125
- **Target investor price (1%):** £94,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £945/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-21/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.4%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − 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
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 40 |
| Violence and sexual offences | 39 |
| Public order | 18 |
| Criminal damage and arson | 16 |
| Shoplifting | 14 |
| Other theft | 10 |
| Vehicle crime | 6 |
| Burglary | 4 |
| Drugs | 4 |
| Robbery | 3 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **157** |

*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.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| St Mary's CofE Primary School, East Grinstead | Primary | 0.1 miles | Good — 22 Apr 2013 |
| Halsford Park Primary School | Primary | 0.3 miles | Good — 24 Jan 2023 |
| Baldwins Hill Primary School, East Grinstead | Primary | 0.3 miles | Good — 4 Dec 2022 |
| St Peter's Catholic Primary School | Primary | 0.4 miles | Good — 15 Jul 2015 |
| Imberhorne School | Secondary | 0.6 miles | Good — 31 Mar 2019 |