Terraced 2 sales on record

4 OAK TREE

BARCOMBE, LEWES, EAST SUSSEX, BN8 5DP

£315,000

Location

Map view View on Google Maps View on OpenStreetMap Street View BN8 5DP

Nearby

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

Type	Name	Distance
Bus stop	Galleybird Hall	1.0 miles
Train station	Cooksbridge	1.9 miles
Shop	McColl's	2.4 miles
University	University of Sussex	3.5 miles
Hospital	Eye Hospital	9.5 miles

Property details

Tenure

Freehold

Property type

Terraced

Floor area

89 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£315,000 Jan 2026

Price per m²

£3,539/m²

Local average

£324,500 (7 sales)

Street crime

5 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 28/09/2021

Current heating cost: £704/year

Potential heating cost: £546/year

Est. upgrade cost to C: £14,930

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£30)
Heating controls (programmer, room thermostat and TRVs) (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£315,000	Terraced	-18.6%	£313,963 to February 2026	View transaction
Sold	28/01/2022	£387,000	Terraced	—	£383,202 to February 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
17 MONGERS MEAD, BARCOMBE, LEWES, EAST SUSSEX, BN8 5BE	£525,000	15/02/2023	Terraced
19 DEANS MEADOW, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DX	£390,000	29/09/2022	Terraced
13 WEALD CLOSE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5AY	£370,000	22/08/2022	Terraced
THE GABLES THE STUDIO HIGH STREET, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DH	£337,000	29/06/2022	Terraced
1 OAK TREE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DP	£450,000	06/08/2021	Terraced
7 OAK TREE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DP	£330,000	30/06/2021	Terraced
10 WEALD CLOSE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5AY	£337,500	25/06/2021	Terraced

Area average: £391,357 (7 sales)

For sale comparables

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

Capital growth trend

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

5y growth 37.4%

10y growth -22.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Lewes. Series: Terraced. As of February 2026.

1y (index) -2.4%

5y (index) 6.8%

10y (index) 21.7%

Rental Range

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

Low £1,190/mo

Realistic £1,322/mo

Optimistic £1,454/mo

Based on Local Authority from postcode lookup → Lewes.

LHA (30th percentile) floor for Brighton and Hove: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
4 Bed Bungalow, Weald View, BN8	£2,200/mo	4	0.12 miles	OpenRent

Average rent: £2,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.7%

Max investor price (0.8%) £275,000

Target investor price (1%) £220,000

Gross yield 8.4%

Cost-to-rent ratio 11.9×

Monthly cashflow £714/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.4%

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
Anti-social behaviour	2
Other theft	2
Violence and sexual offences	1
Total incidents	5

Within 1 mile during Mar 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
Barcombe Church of England Primary School	Primary	0.2 miles	Outstanding — 15 Jul 2015
Hamsey Community Primary School	Primary	1.8 miles	Good — 9 Sep 2024
Chailey School	Secondary	2.4 miles	Good — 5 Mar 2012
King's Academy Ringmer	Secondary	2.8 miles	Good — 9 Jun 2019
Ringmer Primary and Nursery School	Primary	2.9 miles	Good — 21 Sep 2022

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
15/09/2002	04/07/2002	—	1

# 4 OAK TREE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DP

## Property details

- Slug: `5d65f69` (address key hash: `5d65f69c7f8eef09af435759642c5e6ec09bc746`)
- Postcode: BN8 5DP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Floor area: 89 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £315,000 Jan 2026
- Price per m²: £3,539/m²
- Local average: £324,500 (7 sales)
- Street crime: 5 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £315,000
- Date: 2026-01-23
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £704/year
- **Est. upgrade cost to C:** £14,930

### Recommendations
- Floor insulation (solid floor) (£4,000 - £6,000)
- Low energy lighting for all fixed outlets (£30)
- Heating controls (programmer, room thermostat and TRVs) (£350 - £450)
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £315,000 | Terraced | -18.6% | £313,963 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-d10f-591c-e063-4704a8c00c31) |
| Sold | 2022-01-28 | £387,000 | Terraced | — | £383,202 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/e53edd2d-9b1b-83ec-e053-6b04a8c03a59) |

*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 |
|---------|-------|------|------|
| 4 OAK TREE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DP | £315,000 | 23/01/2026 | Terraced |
| 4 OAK TREE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DP | £387,000 | 28/01/2022 | Terraced |

## 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 MONGERS MEAD, BARCOMBE, LEWES, EAST SUSSEX, BN8 5BE | £525,000 | 15/02/2023 | Terraced |
| 19 DEANS MEADOW, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DX | £390,000 | 29/09/2022 | Terraced |
| 13 WEALD CLOSE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5AY | £370,000 | 22/08/2022 | Terraced |
| THE GABLES THE STUDIO HIGH STREET, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DH | £337,000 | 29/06/2022 | Terraced |
| 1 OAK TREE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DP | £450,000 | 06/08/2021 | Terraced |
| 7 OAK TREE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5DP | £330,000 | 30/06/2021 | Terraced |
| 10 WEALD CLOSE, BARCOMBE, LEWES, EAST SUSSEX, BN8 5AY | £337,500 | 25/06/2021 | Terraced |

**Area average:** £391,357 (7 sales)

## Capital growth trend

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

- **5y growth:** 37.4%
- **10y growth:** -22.3%

## House Price Index (HM Land Registry)

*Official index for Lewes; Terraced series; as of February 2026.*

- **1y growth (index):** -2.4%
- **5y growth (index):** 6.8%
- **10y growth (index):** 21.7%

## Rental Range

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

- **Low:** £1,190/mo
- **Realistic:** £1,322/mo
- **Optimistic:** £1,454/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Brighton and Hove (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Bungalow, Weald View, BN8 | £2,200/mo | 4 | 0.12 miles | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 8.4%
- **Cost-to-rent:** 11.9×
- **Monthly cashflow:** £714/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.4%

*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 | 2 |
| Other theft | 2 |
| Violence and sexual offences | 1 |
| **Total incidents** | **5** |

*Within 1 mile during Mar 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 |
|------|------|----------|--------|
| Barcombe Church of England Primary School | Primary | 0.2 miles | Outstanding — 15 Jul 2015 |
| Hamsey Community Primary School | Primary | 1.8 miles | Good — 9 Sep 2024 |
| Chailey School | Secondary | 2.4 miles | Good — 5 Mar 2012 |
| King's Academy Ringmer | Secondary | 2.8 miles | Good — 9 Jun 2019 |
| Ringmer Primary and Nursery School | Primary | 2.9 miles | Good — 21 Sep 2022 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #28605
- **Address:** 4 Oak Tree, Barcombe, BN8 5DP
- **Certificate Issued:** 15/09/2002
- **Work Completed:** 04/07/2002
- **Items:** 1 door(s)