# 42 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EF

## Property details

- Slug: `8a827a3` (address key hash: `8a827a3ba7ea0f2222c05d7d6e728b075b5de80e`)
- Postcode: TN21 0EF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 94 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £215,000 Oct 2010
- Price per m²: £2,287/m²
- Local average: £420,287 (15 sales)
- Street crime: 18 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £215,000
- Date: 2010-10-25
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 05/09/2031
- **Current heating cost:** £512/year
- **Est. upgrade cost to C:** £14,725

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8600-1062-0122-2004-1193)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2010-10-25 | £215,000 | Semi-detached | +24.6% | £344,791 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/dcf990ea-981f-43f4-b42f-dcf89800ec57) |
| Sold | 2006-06-02 | £172,500 | Semi-detached | — | £288,201 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e8d5522-c262-4048-8efb-1215b148075b) |

*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 |
|---------|-------|------|------|
| 42 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EF | £215,000 | 25/10/2010 | Semi-detached |
| 42 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EF | £172,500 | 02/06/2006 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 65 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EF | £280,000 | 28/04/2026 | Semi-detached |
| 3 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EE | £339,000 | 31/08/2023 | Semi-detached |
| 89 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EG | £305,000 | 21/07/2023 | Semi-detached |
| 94 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EG | £275,000 | 09/03/2023 | Semi-detached |
| 14 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EE | £290,000 | 23/12/2022 | Semi-detached |
| 38 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EE | £305,000 | 14/11/2022 | Semi-detached |
| 9 SUMMER AVENUE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GB | £465,000 | 28/10/2022 | Semi-detached |
| 54 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EF | £323,000 | 09/09/2022 | Semi-detached |
| BUTTERCUP COTTAGE HOREBEECH LANE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0HP | £600,000 | 11/08/2022 | Semi-detached |
| TAURLEE HOREBEECH LANE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0DU | £315,000 | 30/03/2022 | Semi-detached |
| 35 HORAM PARK CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0HW | £300,000 | 17/03/2022 | Semi-detached |
| HIGH LEA HOREBEECH LANE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0DU | £335,000 | 16/11/2021 | Semi-detached |
| 54 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EF | £262,250 | 10/09/2021 | Semi-detached |

**Area average:** £338,019 (13 sales)

## Capital growth trend

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

- **5y growth:** 21.6%
- **10y growth:** 31.8%

## House Price Index (HM Land Registry)

*Official index for Wealden; Semi-detached series; as of May 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 12.4%
- **10y growth (index):** 29.8%

## 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 High Weald (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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Old Vicarage Close, TN21 | £1,195/mo | 2 | 0.13 miles | OpenRent |

**Average rent: £1,195/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £149,375
- **Target investor price (1%):** £119,500

*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 £1,195/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 15×
- **Monthly cashflow:** £204/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.9%

*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 | 8 |
| Violence and sexual offences | 4 |
| Criminal damage and arson | 2 |
| Public order | 2 |
| Possession of weapons | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **18** |

*Within 1 mile during Jun 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 School | Other | 0.8 miles | Good — 27 Feb 2015 |
| Maynards Green Community Primary School | Primary | 1.1 miles | Good — 23 Jun 2020 |
| Parkside Community Primary School | Primary | 2.3 miles | Outstanding — 25 Apr 2017 |
| All Saints' and St Richard's Church of England Primary School | Primary | 2.6 miles | Good — 5 Dec 2011 |
| Cross-in-Hand Church of England Primary School | Primary | 2.7 miles | Good — 15 Jun 2022 |

## FENSA Certificates

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

### FENSA Certificate #116583
- **Address:** 42 Grange Close, Horam, TN21 0EF
- **Certificate Issued:** 15/10/2002
- **Work Completed:** 06/09/2002
- **Items:** 1 door(s)