THE DELL
SWAINHAM LANE, ST LEONARDS-ON-SEA, EAST SUSSEX TN38 8ED
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Property details
Tenure
FREEHOLD
Floor area
142 m²
Council tax band
TBC
EPC rating
F
Year built
England and Wales: before 1900
Last sold
£800,000 Aug 2025
Price per m²
£5,986/m²
Local average
£507,789 (+67.4%)
Deprivation
Decile 5 (15,886 of 33,755)
Street crime
30 incidents within 1 mile (Mar 2026)
Additional details
- Garden
- Yes
Description
Internally, the accommodation currently provides an entrance porch opening into a good sized kitchen/dining room with a range of fitted cupboards, central island, windows and a door to the outside. There is also a useful utility room off the kitchen. The living room is double aspect and has a door leading out to the gardens and a further door giving access to a study, which also has a door to the gardens.
Outside, the house is approached over a long shared track and then over the property's own private track leading to the house. The gardens and grounds surrounding the house are laid to lawn with mature trees, shrubs and ponds as well as a field and small amount of woodland.
There are various outbuildings which include a mobile home, agricultural barns and former stables. In all the property extends to about 7.5 acres.
There is an excellent choice of schools in the area including Claremont at St Leonards on Sea, Battle Abbey, Vinehall at Robertsbridge, Bede's at Upper Dicker, St Andrews Preparatory at Eastbourne, Eastbourne College, Marlborough House and St Ronan's at Hawkhurst, and Benenden School.
Listed by
Hove
Incentivised.com Limited
Reference: 157431167
EPC Rating & Upgrade Cost
Current rating: F
Potential rating: C
Inspection date: 17/01/2025
Current heating cost: £2,008/year
Potential heating cost: £876/year
Est. upgrade cost to C: £22,800
Recommendations
- 50 mm internal or external wall insulation (£4,000 - £14,000)
- Floor insulation (suspended floor) (£800 - £1,200)
- Hot water cylinder thermostat (£200 - £400)
- Upgrade heating controls (£350 - £450)
- Replace boiler with new condensing boiler (£2,200 - £3,000)
- Solar water heating (£4,000 - £6,000)
- Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 01/08/2025 (9 months ago) | £800,000 | — |
Source: HM Land Registry Price Paid Data. Crown copyright.
Sold Comparables
Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.
| Address | Price | Date | Type |
|---|---|---|---|
| 17 HIGHWATER VIEW, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8EL | £380,000 | 20/01/2026 | Detached |
| 2 CARVEL COURT, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8EX | £350,000 | 15/12/2025 | Detached |
| 19 STONEBEACH RISE, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8EN | £520,000 | 28/11/2025 | Detached |
| 25 STONEBEACH RISE, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8EN | £510,000 | 20/11/2023 | Detached |
| 9 SHINGLE COURT, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8EF | £455,000 | 17/11/2023 | Detached |
| 2 COODEN LEDGE, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8ET | £400,000 | 27/10/2023 | Detached |
| 70 HARLEY SHUTE ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8BU | £400,000 | 18/10/2023 | Detached |
| 68 HARBOUR WAY, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8EU | £625,000 | 22/09/2023 | Detached |
| 23 WILLIAM ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8DE | £440,000 | 24/08/2023 | Detached |
| BEAUPORT PARK SAWMILL COTTAGE HASTINGS ROAD, ST LEONARDS-ON-SEA, ROTHER, EAST SUSSEX, TN38 8EA | £1,148,500 | 20/07/2023 | Detached |
| 78 HARLEY SHUTE ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8BU | £335,000 | 31/05/2023 | Detached |
| 26 STONEBEACH RISE, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8EN | £504,000 | 23/05/2023 | Detached |
| 6 COXSWAIN GARDENS, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8BS | £575,000 | 25/11/2022 | Detached |
| 8 AMSTERDAM WAY, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8DZ | £490,000 | 17/11/2022 | Detached |
| 41 HARLEY SHUTE ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8BY | £700,000 | 15/11/2022 | Detached |
| 29A MAGPIE CLOSE, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8DY | £450,000 | 30/10/2022 | Detached |
| 12 WILLIAM ROAD, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8DF | £365,000 | 21/10/2022 | Detached |
| 6 MOORHEN CLOSE, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8DQ | £385,000 | 07/10/2022 | Detached |
| 5 COXHEATH CLOSE, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8ES | £550,000 | 10/08/2022 | Detached |
| 7 HELMSMAN RISE, ST LEONARDS-ON-SEA, HASTINGS, EAST SUSSEX, TN38 8BQ | £500,000 | 17/06/2022 | Detached |
Area average: £504,125 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): Rother. Series: Detached. As of February 2026.
Rental Range
Estimated market rent for Rother. Low = conservative, Realistic = average, Optimistic = best case.
Based on Local Authority from postcode lookup → Rother.
LHA (30th percentile) floor for Sussex East: £947/mo (Apr 2025 – Mar 2026)
Location
Address
Breadsell Lane
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Bus stop | Tesco | 0.8 miles |
| Train station | Crowhurst | 0.9 miles |
| Shop | Ben Smith Appliances | 1.2 miles |
| Shop | One Stop | 1.4 miles |
| Hospital | St Anne's Centre & EMI Wards | 2.0 miles |
| Train station | West St Leonards | 2.2 miles |
| Hospital | Amberstone Hospital | 10.6 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 9 |
| Anti-social behaviour | 6 |
| Vehicle crime | 5 |
| Criminal damage and arson | 3 |
| Other theft | 3 |
| Public order | 2 |
| Drugs | 1 |
| Robbery | 1 |
| Total incidents | 30 |
Within 1 mile during Mar 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 |
|---|---|---|---|
| Crowhurst CofE Primary School | Primary | 0.9 miles | Good — 19 Jul 2013 |
| Churchwood Primary Academy | Primary | 1.0 miles | Good — 22 Nov 2022 |
| Robsack Wood Primary Academy | Primary | 1.0 miles | Good — 2 May 2022 |
| Hollington Primary School | Primary | 1.4 miles | Inadequate — 30 Sep 2022 |
| New Horizons School (Part of the Sabden Multi Academy Trust) | Other | 1.4 miles | Outstanding — 18 Sep 2014 |
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, Bodiam Drive, TN38 | £1,500/mo | 3 | 0.81 miles | OpenRent |
Average rent: £1,500/mo (1 listing)
Rent-driven metrics
Based on OpenRent comparables.
- 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).