# 3 bedroom detached house for sale (TN6 1BS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 ELIM COURT GARDENS, CROWBOROUGH, EAST SUSSEX TN6 1BS |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | E |
| Last sold | £425,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 12/09/2029

### Recommendations
- A3 (2,700)
- W1 (1,200)
- E (40)
- N (6,000)
- U (5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8200-1072-2429-7297-2113)

## Description

GUIDE PRICE £450,000- £475,000

A deceptively spacious 3 bedroom detached chalet style home with southerly facing rear gardens offered for sale with no on-going chain and located in a quiet and desirable cul-de-sac close to Crowborough town centre and the Ashdown Forest. The rear garden has been meticulously maintained and is laid to level lawn flanked by extensively stocked flower and shrub beds with a paved patio immediately adjoining the rear of the property. The light and generously proportioned accommodation comprises in brief on the ground floor a large reception hall, a cloakroom, an impressive and good sized sitting room, a separate dining room, a study/bedroom 3, a modern re-fitted kitchen with built-in oven and hob and a stunning part brick constructed conservatory with glazed door opening to the patio and garden. From the reception hall a staircase rises to the first floor landing, 2 good sized bedrooms and a beautifully refitted shower room. Outside, the property is approached via a long private driveway which leads to a covered car port and a detached single garage. There is a good sized area of front garden laid to lawn flanked by flower and shrub beds. The property is offered for sale with no on-going chain. EPC Band D.

 The accommodation and approximate room measurements comprise:

Opaque UPVC double glazed front door with adjacent floor to ceiling side panel into RECEPTION HALL: staircase rising to the first floor landing, radiator, coved ceiling, deep walk-in coats cupboard.

CLOAKROOM: comprising low level WC, wall mounted wash basin, fully tiled walls, opaque UPVC double glazed window to side, coved ceiling.

KITCHEN: Beautifully re-fitted with a modern range of units to eye and base level and comprising one and half bowl single drainer stainless steel sink unit with mixer tap and waste disposal unit, cupboard beneath. Adjoining granite effect worksurfaces, further units to eye and base level, inset four ring stainless steel gas hob with extractor over and deep pan drawers beneath, built-in stainless steel double ovens with matching microwave over, cupboard housing gas fired boiler, retractable larder style unit, under unit lighting, tiled surrounds, UPVC double glazed window overlooking the rear gardens, UPVC door with double glazed insert opening to the driveway, radiator, tiled flooring, coved ceiling, recessed spot lighting.

SITTING ROOM: UPVC double glazed picture window overlooking the front of the property, wall light points, wall mounted electric fire, coved ceiling, deep walk-in understairs storage cupboard.

DINING ROOM: radiator, coved ceiling, UPVC double glazed door with adjacent floor to ceiling side panel into:

CONSERVATORY: a stunning, a part brick constructed room, floor to ceiling UPVC double glazed windows enjoying a fine outlook across the gardens, UPVC double glazed door opening to the rear patio, recessed spot lighting, wall light points, radiator.

STUDY/BEDROOM 3: Double aspect room, UPVC double glazed windows overlooking the front and side of the property, radiator, coved ceiling.

From the reception hall a staircase rises to the FIRST FLOOR LANDING: UPVC double glazed picture window overlooking the side of the property enjoying fine far reaching roof top views, airing cupboard with slatted shelving, coved ceiling.

BEDROOM 1: UPVC double glazed window overlooking the rear of the property, eaves storage cupboard, hatch giving access to loft space, built-in wardrobes, radiator.

BEDROOM 2: UPVC double glazed window to front, extensive range of built-in wardrobes, eaves storage cupboard, radiator.

SHOWER ROOM: re-fitted with a white suite comprising walk-in fully tiled shower with wall mounted shower unit, low level WC, vanity unit with inset wash basin, fully tiled walls, heated ladder style towel rail, opaque UPVC double glazed window to side, coved ceiling, recessed spot lighting.

OUTSIDE

The property is approached via a re-laid long PRIVATE DRIVEWAY providing parking for a number of vehicles and leading to a COVERED CAR PORT which in turn leads to a DETACHED SINGLE GARAGE with newly fitted up and over door. Adjacent to the drive is a FRONT GARDEN laid to lawn flanked by well stocked flower and shrub beds and bound in part by natural hedging. Outside lights to drive and back garden also has a security day and night camera in drive.

The REAR GARDEN is a particle feature and enjoys a fine southerly aspect laid predominately to level lawn flanked by extensively stocked flower and shrub beds. An Indian sandstone paved patio immediately adjoins the rear of the property and a timber shed is positioned to the far corner. There is a further timber shed which adjoins the side of the property. There is also extensive outside lighting.

EPC Rating: D

## Property Photos

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## Floorplans

- ![All](/listings/photos/165055055/1269240) - All

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #7125701
- **Address:** 8 Elim Court Gardens, CROWBOROUGH, TN6 1BS
- **Certificate Issued:** 02/02/2010
- **Work Completed:** 21/12/2009
- **Items:** 1 door(s)

### FENSA Certificate #4089071
- **Address:** 8 Elim Court Gardens, CROWBOROUGH, TN6 1BS
- **Certificate Issued:** 26/09/2006
- **Work Completed:** 14/09/2006
- **Items:** 3 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 ELIM COURT GARDENS, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1BS | £425,000 | 13/04/2026 | 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 |
|---------|-------|------|------|
| 6 GILLRIDGE GREEN, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2UN | £655,000 | 20/01/2026 | Detached |
| [Same street] 20 ELIM COURT GARDENS, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1BS | £625,000 | 14/11/2025 | Detached |
| MORNINGSIDE GHYLL ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1SU | £635,000 | 09/10/2025 | Detached |
| CLEGGAN GHYLL ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1SU | £539,000 | 08/09/2025 | Detached |
| ROBIN HILL LONDON ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2TR | £525,000 | 21/07/2025 | Detached |
| 11 JEFFERIES WAY, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2UH | £485,000 | 20/12/2023 | Detached |
| STONELANDS ST JOHNS ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1RT | £725,000 | 01/12/2023 | Detached |
| 13 PLEASANT VIEW ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2UT | £684,500 | 20/10/2023 | Detached |
| SPRINGFIELD PILMER ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2UG | £890,000 | 20/09/2023 | Detached |
| 13 BRYANTS FIELD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1BH | £542,500 | 16/12/2022 | Detached |
| WINDRUSH LONDON ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2TR | £466,250 | 15/12/2022 | Detached |
| 19 PLEASANT VIEW ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2UT | £700,000 | 08/11/2022 | Detached |
| PADDOCKS LONDON ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1SR | £560,000 | 14/10/2022 | Detached |
| ROMANY COTTAGE GHYLL ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1ST | £709,000 | 18/08/2022 | Detached |
| GHYLL COTTAGE GHYLL ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1ST | £895,000 | 10/08/2022 | Detached |
| WOODLAND COTTAGE ST JOHNS ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1RT | £860,000 | 29/07/2022 | Detached |
| PENCOMBE LONDON ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1SR | £790,000 | 15/07/2022 | Detached |
| THE TUFTS LONDON ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2TR | £550,000 | 14/06/2022 | Detached |
| 6 COMMON WOOD RISE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 2UR | £265,000 | 12/05/2022 | Detached |
| PINETREES ST JOHNS ROAD, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1RT | £895,000 | 06/05/2022 | Detached |
| 2 ELLISON CLOSE, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1LZ | £820,000 | 27/04/2022 | Detached |
| [Same street] 6 ELIM COURT GARDENS, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1BS | £520,000 | 16/12/2021 | Detached |
| [Same street] 10 ELIM COURT GARDENS, CROWBOROUGH, WEALDEN, EAST SUSSEX, TN6 1BS | £385,000 | 24/09/2021 | Detached |

**Street average:** £510,000 (3 sales)
**Area average:** £659,563 (20 sales)

## Price vs local average

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

- **Local average:** £606,556 (42 Detached, TN6, 2024–2026)
- **Deviation:** -25.8%

## 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 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, Stable Cottage, TN6 | £1,995/mo | 3 | 0.76 miles | OpenRent |
| 3 Bed Semi-Detached House, Craigmore Cottages, TN6 | £2,300/mo | 3 | 0.95 miles | OpenRent |

**Average rent: £2,148/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £268,500
- **Target investor price (1%):** £214,800

*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 £2,148/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.5×
- **Monthly cashflow:** £136/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.3%

*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:** £4,639/m²

## Capital growth trend

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

- **5y growth:** -15.2%
- **10y growth:** 36.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 11.4%
- **10y growth (index):** 26.3%

## 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)