Detached

UPLANDS NETHERFIELD HILL

BATTLE, ROTHER, EAST SUSSEX, TN33 0LH

£400,000

Location

Map view View on Google Maps View on OpenStreetMap Street View TN33 0LH

Nearby

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

Type	Name	Distance
Bus stop	Virgin's Lane	0.7 miles
Shop	Haine & Son	1.1 miles
Train station	Battle	1.7 miles
Hospital	Woodlands Centre for Acute Care	5.2 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

122 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£400,000 Jun 2026

Price per m²

£3,279/m²

Local average

£564,059 (16 sales)

Street crime

5 incidents within 1 mile (Aug 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 28/02/2025

Expiry date: 27/02/2035

Current heating cost: £1,216/year

Potential heating cost: £1,061/year

Est. upgrade cost to C: £10,555

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

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£55)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	12/06/2026	£400,000	Detached	—	£390,956 to July 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£400,000
listed	04/03/2025	£400,000
sold	01/01/2002	£275,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
ROSEBANK NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LH	£550,000	31/03/2025	Detached
CAPRICE NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LQ	£445,000	19/10/2022	Detached
THE BEECHES NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LH	£1,100,000	17/06/2022	Detached
NETHERCOTE NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LH	£835,000	04/03/2022	Detached

Area average: £732,500 (4 sales)

For sale comparables

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

Capital growth trend

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

5y growth -5.9%

10y growth 11.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Rother. Series: Detached. As of July 2026.

1y (index) 1.1%

5y (index) 13.8%

10y (index) 38%

Rental Range

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

Low £1,049/mo

Realistic £1,165/mo

Optimistic £1,282/mo

Based on Local Authority from postcode lookup → Rother.

LHA (30th percentile) floor for Sussex East: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Caldbec Hill, TN33	£1,150/mo	2	0.96 miles	OpenRent
4 Bed Detached House, Battle Gates, TN33	£1,950/mo	4	0.96 miles	OpenRent
2 Bed Terraced House, Windgrove Cottages, TN33	£1,500/mo	2	0.98 miles	OpenRent
2 Bed Flat, Tollgates House, TN33	£975/mo	2	1.02 miles	OpenRent
2 Bed Flat, Tollgates House, TN33	£975/mo	2	1.04 miles	OpenRent

Average rent: £1,310/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.29%

Max investor price (0.8%) £143,750

Target investor price (1%) £115,000

Gross yield 3.5%

Cost-to-rent ratio 29×

Monthly cashflow £-565/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.8%

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)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~553 m² (0.14 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Anti-social behaviour	3
Other theft	1
Vehicle crime	1
Total incidents	5

Within 1 mile during Aug 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
Claverham Community College	Secondary	1.1 miles	Good — 20 Nov 2018
Battle and Langton Church of England Primary School	Primary	1.1 miles	Good — 17 Dec 2015
Battle Abbey School	Other	1.4 miles	— (No rating)
Netherfield CofE Primary School	Primary	1.7 miles	Outstanding — 20 Mar 2019
ISP School	Other	2.1 miles	Good — 14 Dec 2022

FENSA

FENSA certificate details will appear here after the next background check. If nothing changes after a few minutes, try refreshing the page.

# UPLANDS NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LH

## Property details

- Slug: `fad0f3d` (address key hash: `fad0f3de42800712ba373d7bfcd41d1d5690765f`)
- Postcode: TN33 0LH
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 122 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £400,000 Jun 2026
- Price per m²: £3,279/m²
- Local average: £564,059 (16 sales)
- Street crime: 5 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £400,000
- Date: 2026-06-12
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 27/02/2035
- **Current heating cost:** £1,216/year
- **Est. upgrade cost to C:** £10,555

### Recommendations
- W1 (£800 - £1,200)
- E (£55)
- 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/6700-2382-0422-0427-3253)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-06-12 | £400,000 | Detached | — | £390,956 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/559c5ad5-0617-afe3-e063-4804a8c004a4) |

*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 |
|---------|-------|------|------|
| UPLANDS NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LH | £400,000 | 12/06/2026 | Detached |

## Historic listings

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

- Matched listing: [158953352](http://87.117.209.195:8080/listings/7ecf3eb)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £400,000 |
| listed | 2025-03-04 | £400,000 |
| sold | 2002-01-01 | £275,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ROSEBANK NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LH | £550,000 | 31/03/2025 | Detached |
| CAPRICE NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LQ | £445,000 | 19/10/2022 | Detached |
| THE BEECHES NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LH | £1,100,000 | 17/06/2022 | Detached |
| NETHERCOTE NETHERFIELD HILL, BATTLE, ROTHER, EAST SUSSEX, TN33 0LH | £835,000 | 04/03/2022 | Detached |

**Area average:** £732,500 (4 sales)

## Capital growth trend

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

- **5y growth:** -5.9%
- **10y growth:** 11.3%

## House Price Index (HM Land Registry)

*Official index for Rother; Detached series; as of July 2026.*

- **1y growth (index):** 1.1%
- **5y growth (index):** 13.8%
- **10y growth (index):** 38%

## Rental Range

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

- **Low:** £1,049/mo
- **Realistic:** £1,165/mo
- **Optimistic:** £1,282/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Sussex East (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Caldbec Hill, TN33 | £1,150/mo | 2 | 0.96 miles | OpenRent |
| 4 Bed Detached House, Battle Gates, TN33 | £1,950/mo | 4 | 0.96 miles | OpenRent |
| 2 Bed Terraced House, Windgrove Cottages, TN33 | £1,500/mo | 2 | 0.98 miles | OpenRent |
| 2 Bed Flat, Tollgates House, TN33 | £975/mo | 2 | 1.02 miles | OpenRent |
| 2 Bed Flat, Tollgates House, TN33 | £975/mo | 2 | 1.04 miles | OpenRent |

**Average rent: £1,310/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 3.5%
- **Cost-to-rent:** 29×
- **Monthly cashflow:** £-565/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.8%

*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 | 3 |
| Other theft | 1 |
| Vehicle crime | 1 |
| **Total incidents** | **5** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Claverham Community College | Secondary | 1.1 miles | Good — 20 Nov 2018 |
| Battle and Langton Church of England Primary School | Primary | 1.1 miles | Good — 17 Dec 2015 |
| Battle Abbey School | Other | 1.4 miles | — (No rating) |
| Netherfield CofE Primary School | Primary | 1.7 miles | Outstanding — 20 Mar 2019 |
| ISP School | Other | 2.1 miles | Good — 14 Dec 2022 |