# WAVENEY, WINDMILL HILL, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4RT

## Property details

- Slug: `4285988` (address key hash: `42859888859feb30dd43bebdc697ba71b7a52864`)
- Postcode: BN27 4RT
- Transactions on record: 4

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 3
- Floor area: 165 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £490,000 Mar 2026
- Price per m²: £2,970/m²
- Local average: £468,145 (42 sales)
- Street crime: 7 incidents within 1 mile (May 2026)

## Latest sale

- Price: £490,000
- Date: 2026-03-02
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 11/02/2034
- **Current heating cost:** £1,541/year
- **Est. upgrade cost to C:** £1,000

### Recommendations
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9120-3034-7202-8574-8204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-02 | £490,000 | Detached | 0% | £487,410 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-171b-8922-e063-4804a8c094d0) |
| Sold | 2016-12-16 | £490,000 | Detached | +8% | £596,494 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/453d27a2-ee96-ef91-e050-a8c0630574d7) |
| Sold | 2008-07-29 | £453,726 | Detached | +312.5% | £706,881 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c0b85bc3-cae9-4f4b-8fa1-8c4a3945b58a) |
| Sold | 1999-08-27 | £110,000 | Detached | — | £401,202 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4854200c-bb23-4e47-92f9-03d0b3279bdd) |

*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 |
|---------|-------|------|------|
| WAVENEY, WINDMILL HILL, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4RT | £490,000 | 02/03/2026 | Detached |
| WAVENEY, WINDMILL HILL, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4RT | £490,000 | 16/12/2016 | Detached |
| WAVENEY, WINDMILL HILL, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4RT | £453,726 | 29/07/2008 | Detached |
| WAVENEY, WINDMILL HILL, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4RT | £110,000 | 27/08/1999 | Detached |

## Historic listings

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

- Matched listing: [159348506](http://87.117.209.195:8080/listings/e646f28)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £490,000 |
| listed | 2025-03-13 | £499,950 |
| sold | 2016-01-01 | £490,000 |
| sold | 2008-01-01 | £453,726 |
| sold | 1999-01-01 | £110,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MILLERS COTE, HERSTMONCEUX, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4RS | £450,000 | 21/12/2022 | Detached |
| BRICK FARM THE OLD DAIRY, HERSTMONCEUX, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4RS | £725,000 | 16/12/2022 | Detached |
| BRICK FARM, HERSTMONCEUX, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4RS | £470,000 | 16/12/2022 | Detached |
| ALLFREY HOUSE, HERSTMONCEUX, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4RS | £845,000 | 09/09/2022 | Detached |
| 4 NURSERY LANE, HERSTMONCEUX, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4TP | £400,000 | 23/08/2022 | Detached |
| 26 HIGH VIEW CLOSE, HERSTMONCEUX, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4TR | £300,000 | 26/11/2021 | Detached |
| TYALIE MAR, 7 MIDDLE WAY, HERSTMONCEUX, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4TH | £369,000 | 30/09/2021 | Detached |
| TEASEL COTTAGE, 7 NURSERY LANE, HERSTMONCEUX, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4TP | £350,000 | 30/09/2021 | Detached |
| MILLBANK VICTORIA ROAD, HERSTMONCEUX, HAILSHAM, WEALDEN, EAST SUSSEX, BN27 4TB | £425,000 | 29/09/2021 | Detached |

**Area average:** £481,556 (9 sales)

## Capital growth trend

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

- **5y growth:** 12.9%
- **10y growth:** 12%

## House Price Index (HM Land Registry)

*Official index for Wealden; Detached series; as of April 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 11.4%
- **10y growth (index):** 26.3%

## Rental Range

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

- **Low:** £1,139/mo
- **Realistic:** £1,266/mo
- **Optimistic:** £1,393/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Eastbourne (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 |
|------|------|------|------|------|
| 4 Bed Detached House, Horseshoe Place, BN27 | £1,850/mo | 4 | 0.19 miles | OpenRent |

**Average rent: £1,850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.1×
- **Monthly cashflow:** £-290/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.4%

*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 |
|----------|-------|
| Violence and sexual offences | 3 |
| Anti-social behaviour | 2 |
| Criminal damage and arson | 1 |
| Public order | 1 |
| **Total incidents** | **7** |

*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 |
|------|------|----------|--------|
| Herstmonceux Church of England Primary School | Primary | 0.8 miles | Good — 25 Apr 2017 |
| Phoenix Academy | Primary | 3.5 miles | Good — 23 Oct 2019 |
| Hankham Primary School | Primary | 4.5 miles | Good — 27 Jun 2023 |
| Dallington Church of England Primary School | Primary | 4.5 miles | Good — 14 Feb 2013 |
| Pevensey and Westham CofE Primary School | Primary | 4.7 miles | — (Inspected (no overall grade)) |