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

## Property details

- Slug: `e7c8171` (address key hash: `e7c8171f386e097896c7281a7716589434f10911`)
- Postcode: TN21 0EF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 83 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £280,000 Apr 2026
- Price per m²: £3,373/m²
- Local average: £420,287 (15 sales)
- Street crime: 11 incidents within 1 mile (May 2026)

## Latest sale

- Price: £280,000
- Date: 2026-04-28
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 26/08/2035
- **Current heating cost:** £1,187/year
- **Est. upgrade cost to C:** £21,143

### Recommendations
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- E (£330 - £385)
- G (£220 - £250)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3435-8028-0500-0853-4226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-28 | £280,000 | Semi-detached | +300.3% | £280,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-66ec-b8d0-e063-4704a8c08d98) |
| Sold | 1998-07-24 | £69,950 | Semi-detached | — | £289,147 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/24a8429c-2ca4-49cb-889f-86ef3d26c0b4) |

*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 |
|---------|-------|------|------|
| 65 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EF | £280,000 | 28/04/2026 | Semi-detached |
| 65 GRANGE CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0EF | £69,950 | 24/07/1998 | Semi-detached |

## Historic listings

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

- Matched listing: [166263521](http://87.117.209.195:8080/listings/148e552)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £280,000 |
| listed | 2025-08-27 | £300,000 |
| sold | 1998-01-01 | £69,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 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:** £342,854 (12 sales)

## Capital growth trend

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

- **5y growth:** 33.8%
- **10y growth:** 41.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.8%
- **5y growth (index):** 12.6%
- **10y growth (index):** 28.9%

## 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).*

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £158,250
- **Target investor price (1%):** £126,600

*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 Area rent estimate.*

## 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 | 3 |
| Violence and sexual offences | 3 |
| Public order | 2 |
| Criminal damage and arson | 1 |
| Drugs | 1 |
| Other crime | 1 |
| **Total incidents** | **11** |

*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 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 |