# 3 bedroom end of terrace house for sale (TN6 2HX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 44 WINDSOR PLACE, CROWBOROUGH, EAST SUSSEX TN6 2HX |
| Price | £350,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £342,500 Jun 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/02/2034
- **Current heating cost:** £897/year
- **Est. upgrade cost to C:** £14,950

### Recommendations
- B4 (£300 - £600)
- 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/1134-6322-5300-0333-5226)

## Description

A spacious and pleasantly positioned three bedroom semi-detached house with westerly facing gardens located in a highly convenient cul-de-sac within a short stroll of Crowborough railway station, a Sainsbury’s Local and a bus stop linking with the neighbouring districts. This generously proportioned home offers light and spacious accommodation comprising in brief on the ground floor a large open 15’5 x 15’1 kitchen/dining room, an inner lobby, a cloakroom and a fine sitting room with free standing cast iron woodburning stove and a glazed door opening to the patio and gardens.  From the kitchen/dining room, a staircase rises to the first floor landing, three good sized bedrooms and a family bathroom. Additional features include gas fired central heating to radiators, and UPVC double glazed windows.  There is an area of front garden laid to lawn enclosed by picket style fencing with a pathway leading to the front door.  Adjacent to the front garden is a private driveway which provides off street parking for two vehicles with a pitched roof attached garage to one side.  The westerly facing rear gardens are  a particular feature with a paved patio immediately adjoining the rear of the property the remainder laid predominately to lawn flanked by mature shrub beds and enclosed by close board fencing.  A gate and path give access front to rear.  EPC Band C. Council Tax Band C.

The accommodation with approximate room measurements comprise;

UPVC front door with opaque double glazed inserts into

KITCHEN/DINING ROOM: a fine open plan room, beautifully re-fitted with a range of units to eye and base level and comprising one and half bowl single drainer sink unit with mixer tap, cupboards and space and plumbing for domestic appliance beneath. Adjoining work surfaces, space for range cooker with extractor canopy over, further range of units to eye and base level, recess for tall standing fridge/freezer, staircase rising to the first floor landing, under stairs storage cupboards, UPVC double glazed windows to front, tiled flooring.

INNER LOBBY: UPVC double glazed window to front, integral door gives access to the adjoining pitched roof garage.

CLOAKROOM: comprising wall mounted washbasin with tiled splashback, low level WC, radiator, opaque UPVC double glazed window to rear.

SITTING ROOM: UPVC double  glazed windows overlooking the rear patio and gardens, UPVC door with double glazed insert opening to the rear patio, brick fireplace with free standing cast iron wood burning stove, coved ceiling, laminate flooring.

From the kitchen/dining room a staircase rises to the FIRST FLOOR LANDING, UPVC double glazed window to side, hatch giving access to loft space, airing cupboard housing lagged hot water cylinder with gas fired boiler over.

BEDROOM 1: UPVC double glazed windows overlooking the front of the property enjoying fine far reaching rooftop view, coved ceiling, radiator.

BEDROOM 2: UPVC double glazed window overlooking the rear garden, radiator, coved ceiling.

BEDROOM 3: UPVC double glazed window overlooking the rear gardens, radiator, coved ceiling.

BATHROOM: comprising enclosed bath, wall mounted Mira shower unit, low level WC, pedestal washbasin, fully tiled walls, radiator.

OUTSIDE

REAR GARDEN

The gardens have been beautifully landscaped with a large, paved patio immediately adjoining the rear of the property bound in part by low picket style fencing. The remainder of the gardens are laid predominately to lawn flanked by well stocked flower and shrub beds. Within the gardens there is a useful glasshouse and a timber shed.  The gardens are fully enclosed by close board fencing and enjoy a fine westerly aspect.  A side path leads to a useful rear courtyard with a gate giving access front to rear.

There is an area of FRONT GARDEN laid to lawn enclosed by picket style fencing and natural hedging.  Adjacent to the front garden there is a PRIVATE DRIVEWAY providing off street parking and positioned adjacent to the PITCHED ROOF GARAGE: power and light connected, up and over door, double glazed window to side.

EPC Rating: C

## Property Photos

- ![Photo](/listings/photos/145259087/1611833)
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## Floorplans

- ![Floorplan 1](/listings/photos/145259087/1611930) - Floorplan 1

## FENSA Certificates

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

### FENSA Certificate #3541170
- **Address:** 44 Windsor Place, Jarvis Brook, TN6 2HX
- **Certificate Issued:** 07/03/2006
- **Work Completed:** 07/02/2006
- **Items:** 12 window(s), 2 door(s)

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 44 WINDSOR PLACE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2HX | £342,500 | 21/06/2024 | Terraced |
| 44 WINDSOR PLACE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2HX | £193,000 | 20/12/2012 | 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 |
|---------|-------|------|------|
| 36B MEDWAY, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2DL | £360,000 | 17/12/2025 | Terraced |
| CHERRY GARDEN WINDSOR ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2HR | £370,000 | 11/12/2025 | Terraced |
| 34D MEDWAY, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2DL | £370,000 | 12/10/2023 | Terraced |
| 5 HASKINS PLACE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 3FA | £375,000 | 20/09/2023 | Terraced |
| 9 BRACKEN CLOSE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2EJ | £307,000 | 01/09/2023 | Terraced |
| 34A MEDWAY, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2DL | £365,000 | 20/04/2023 | Terraced |
| 34B MEDWAY, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2DL | £320,000 | 19/12/2022 | Terraced |
| 5 WINDSOR PLACE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2HU | £315,255 | 18/10/2022 | Terraced |
| 11 KNOWLE CLOSE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 3EG | £335,000 | 05/09/2022 | Terraced |
| [Same street] 49 WINDSOR PLACE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2HX | £360,000 | 19/08/2022 | Terraced |
| 19C MEDWAY, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2DL | £310,000 | 30/06/2022 | Terraced |
| 6 RIVERSIDE GARDENS, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2HD | £322,500 | 29/04/2022 | Terraced |
| 34A MEDWAY, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2DL | £315,000 | 18/03/2022 | Terraced |
| 22 BRACKEN CLOSE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2EJ | £365,000 | 14/02/2022 | Terraced |
| 21 BRACKEN CLOSE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2EJ | £425,000 | 17/11/2021 | Terraced |

**Street average:** £360,000 (1 sale)
**Area average:** £346,768 (14 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £320,708 (12 Terraced, TN6, 2024–2026)
- **Deviation:** +9.1%

## 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 Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £808/mo

## 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Hazell Cottages, TN6 | £1,650/mo | 3 | 0.33 miles | OpenRent |
| 3 Bed Terraced House, Tollwood Park, TN6 | £1,600/mo | 3 | 0.45 miles | OpenRent |
| 3 Bed Terraced House, Belvedere Gardens, TN6 | £1,600/mo | 3 | 0.71 miles | OpenRent |
| 3 Bed Detached House, Craigmore Hall, TN6 | £1,850/mo | 3 | 0.77 miles | OpenRent |

**Average rent: £1,675/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £203,125
- **Target investor price (1%):** £162,500

*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 £1,625/mo).*

- **Gross yield:** 5.6%
- **Cost-to-rent:** 17.9×
- **Monthly cashflow:** £59/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.7%

*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).*

## Price per Square Metre

- **£/m²:** £4,375/m²

## Capital growth trend

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

- **5y growth:** 10%
- **10y growth:** 22.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.6%
- **5y growth (index):** 10.1%
- **10y growth (index):** 26.9%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)