Sold Detached

10 THE HEDGEROWS

HEATHFIELD, HORAM, EAST SUSSEX TN21 0GL

2 beds 1 baths 80 m² Listed 14 Mar 2025 (-453d)

£380,000

Reduced on 22 Apr 2025

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# 2 bedroom detached house for sale (TN21 0GL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 THE HEDGEROWS, HEATHFIELD, HORAM, EAST SUSSEX TN21 0GL |
| Price | £380,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £367,500 Oct 2024 |

## Description

**** **** A beautifully appointed two double bedroom detached property situated on this popular new development approximately a quarter of a mile from Horam village shops. The accommodation features a bright and beautifully appointed open plan kitchen/living/dining room with the kitchen featuring integrated appliances. There is a stunning family bathroom plus downstairs cloakroom, a good size garden and own driveway to the side providing parking for two vehicles. The property benefits from the remainder of the 10 year LABC warranty and is offered to the market with NO ONWARD CHAIN.

**** **** Entrance Hall - Downstairs Cloakroom - Bright & Spacious Open Plan Kitchen/Living/Dining Room - First Floor Landing - Two Double Bedrooms - Family Bathroom - Garden To The Rear - Own Driveway Providing Parking For Two Vehicles.

**ENTRANCE** **HALL:** **** Wood effect flooring. Central heating thermostat. Radiator.

**DOWNSTAIRS** **CLOAKROOM:** **** Double glazed window. Wash basin with cupboard under and tiled splashback. WC with concealed cistern.  Wood effect flooring. Inset spotlights. Extractor fan. Radiator.

**OPEN** **PLAN** **KITCHEN/LIVING/DINING** **ROOM:** **** A bright and spacious room with double glazed windows to front and double glazed side windows and French doors leading to the garden. Kitchen: features modern cream fronted matching wall and base units with stone composite worktops and inset one and a half bowl stainless steel sink. Inset Neff electric hob with oven under and filter hood above. Integrated fridge/freezer, washing machine and dishwasher. Inset spotlights. Wood effect flooring. Radiator. Dining/living Area: features wood effect flooring with French doors opening onto the garden. Understairs storage cupboard. Radiator.

**** **** Stairs leading to:

**FIRST** **FLOOR** **LANDING:** **** Access to the loft. Built-in airing cupboard with slatted shelving and heater. Radiator.

**BEDROOM** **ONE:** **** Double glazed window. Built-in wardrobes with mirror fronted sliding doors. Radiator.

**BEDROOM** **TWO:** **** Double glazed windows overlooking the rear garden. Radiator.

**BATHROOM:** **** Double glazed window. Tile enclosed bath. WC with concealed cistern. Wash basin with cupboard under. Part tiled walls. Inset spotlights. Tiled floor.

**OUTSIDE:** **** There is a good size lawned garden to the rear with paved patio, wooden shed and side gate. There is a brick-set driveway to the side providing parking for two cars.

**SITUATION:** **** The property is conveniently situated for those wishing to benefit from the day to day shopping facilities within the popular Sussex village of Horam. In general these provide curiosity shops, dentist, doctors and Co-op convenience store. The property is close to the famous Cuckoo Trail, a lovely countryside walks along the former railway line from Heathfield to Eastbourne Park. The market town of Heathfield can be reached within approximately 5 minutes drive and in general terms provides a range of shopping facilities some of an interesting independent nature with the backing of supermarkets of a national network. The area is well served with schooling for all age groups. Train stations at both Buxted and Polegate are approximately 8 miles distant, both providing a service of trains to London. There are also bus routes that serve the village. The Spa town of Royal Tunbridge Wells with its excellent shopping, leisure and grammar schools is only approx 16 miles distant with the larger coastal towns of both Brighton and Eastbourne being reached within approximately 45 and 25 minutes respectively.

**VIEWING:** **** By appointment with Wood & Pilcher

**TENURE:** **** Freehold

**COUNCIL** **TAX** **BAND:** **** D

**ADDITIONAL** **INFORMATION:** **** Broadband Coverage search Ofcom checker

Mobile Phone Coverage search Ofcom checker

Flood Risk - Check flooding history of a property England -

Services - Mains Water, Gas, Electricity & Drainage

Heating - Gas-fired

**AGENTS** **NOTE:** **** There is a Management Service Charge for the upkeep of communal areas which we understand is currently £450.86 per annum.

## Property Photos

- ![front](/listings/photos/159428969/541785) - front
- ![kitchen area](/listings/photos/159428969/541786) - kitchen area
- ![sitting Dining Ki...](/listings/photos/159428969/541789) - sitting Dining Ki...
- ![bathroom](/listings/photos/159428969/541790) - bathroom
- ![Bed 1](/listings/photos/159428969/541798) - Bed 1
- ![Sitting area](/listings/photos/159428969/541805) - Sitting area
- ![Garden 2](/listings/photos/159428969/541809) - Garden 2
- ![bed 2](/listings/photos/159428969/541814) - bed 2
- ![cloakroom](/listings/photos/159428969/541824) - cloakroom
- ![Entrance Hall](/listings/photos/159428969/541828) - Entrance Hall
- ![Kitchen Dining ar...](/listings/photos/159428969/541833) - Kitchen Dining ar...
- ![sitting area 2](/listings/photos/159428969/541838) - sitting area 2
- ![elevated view](/listings/photos/159428969/541841) - elevated view
- ![Garden 3](/listings/photos/159428969/541846) - Garden 3
- ![Garden](/listings/photos/159428969/541848) - Garden
- ![rear view](/listings/photos/159428969/541850) - rear view
- ![elevated Front](/listings/photos/159428969/541859) - elevated Front

## Floorplans

- ![Floorplan 1](/listings/photos/159428969/541865) - Floorplan 1

## EPC Graphs

- ![EPC Front Page](/listings/photos/159428969/541873) - EPC Front Page

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL | £367,500 | 11/10/2024 | 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 |
|---------|-------|------|------|
| SUNDOWN CHIDDINGLY ROAD, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0JJ | £520,000 | 12/12/2025 | Detached |
| 6 SPRING CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0FZ | £420,000 | 19/11/2025 | Detached |
| [Same street] 37 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL | £300,000 | 30/11/2023 | Semi-detached |
| [Same street] 35 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL | £300,000 | 30/11/2023 | Semi-detached |
| [Same street] 53 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL | £625,000 | 06/10/2023 | Detached |
| [Same street] 12 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL | £1,950,000 | 29/09/2023 | Other |
| [Same street] 51 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL | £475,000 | 08/09/2023 | Detached |
| [Same street] 13 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL | £345,000 | 09/06/2023 | Semi-detached |
| BURLOW, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0LH | £650,000 | 02/08/2022 | Detached |
| APPLEWOOD CHIDDINGLY ROAD, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0JH | £565,000 | 30/06/2021 | Detached |
| BLUEBELLS CHIDDINGLY ROAD, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0JH | £600,000 | 22/06/2021 | Detached |

**Street average:** £665,833 (6 sales)
**Area average:** £551,000 (5 sales)

## Price vs local average

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

- **Local average:** £562,453 (24 Detached, TN21, 2024–2026)
- **Deviation:** -32.4%

## Rental Range

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

- **Low:** £1,273/mo
- **Realistic:** £1,414/mo
- **Optimistic:** £1,555/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,072/mo

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £176,750
- **Target investor price (1%):** £141,400

*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.*

## Capital growth trend

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

- **5y growth:** -19.4%
- **10y growth:** 34%

## House Price Index (HM Land Registry)

*Official index for South East; Detached series; as of March 2026.*

- **1y growth (index):** 1.5%
- **5y growth (index):** 13%
- **10y growth (index):** 25.6%

## 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)

front kitchen area sitting Dining Ki... bathroom Bed 1 Sitting area Garden 2 bed 2 cloakroom Entrance Hall Kitchen Dining ar... sitting area 2 elevated view Garden 3 Garden rear view elevated Front

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Property details

Tenure

FREEHOLD

Floor area

80 m²

Council tax band

Last sold

£367,500 Oct 2024

Local average

£562,453 (-32.4%)

Street crime

17 incidents within 1 mile (Apr 2026)

Key features

Detached House
Two Double Bedrooms
Spacious Kitchen/Living/Dining Room
NO ONWARD CHAIN
Own Driveway With Parking For Two Cars
Energy Efficiency Rating: B
Downstairs Cloakroom
Garden
Short Walk To Horam High Street
Viewing Recommended

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Off street
Garden: Yes

Description

** A beautifully appointed two double bedroom detached property situated on this popular new development approximately a quarter of a mile from Horam village shops. The accommodation features a bright and beautifully appointed open plan kitchen/living/dining room with the kitchen featuring integrated appliances. There is a stunning family bathroom plus downstairs cloakroom, a good size garden and own driveway to the side providing parking for two vehicles. The property benefits from the remainder of the 10 year LABC warranty and is offered to the market with NO ONWARD CHAIN.

Entrance Hall - Downstairs Cloakroom - Bright & Spacious Open Plan Kitchen/Living/Dining Room - First Floor Landing - Two Double Bedrooms - Family Bathroom - Garden To The Rear - Own Driveway Providing Parking For Two Vehicles.

ENTRANCE HALL: Wood effect flooring. Central heating thermostat. Radiator.

DOWNSTAIRS CLOAKROOM: Double glazed window. Wash basin with cupboard under and tiled splashback. WC with concealed cistern. Wood effect flooring. Inset spotlights. Extractor fan. Radiator.

OPEN PLAN KITCHEN/LIVING/DINING ROOM: A bright and spacious room with double glazed windows to front and double glazed side windows and French doors leading to the garden. Kitchen: features modern cream fronted matching wall and base units with stone composite worktops and inset one and a half bowl stainless steel sink. Inset Neff electric hob with oven under and filter hood above. Integrated fridge/freezer, washing machine and dishwasher. Inset spotlights. Wood effect flooring. Radiator. Dining/living Area: features wood effect flooring with French doors opening onto the garden. Understairs storage cupboard. Radiator.

Stairs leading to:

FIRST FLOOR LANDING: Access to the loft. Built-in airing cupboard with slatted shelving and heater. Radiator.

BEDROOM ONE: Double glazed window. Built-in wardrobes with mirror fronted sliding doors. Radiator.

BEDROOM TWO: Double glazed windows overlooking the rear garden. Radiator.

BATHROOM: Double glazed window. Tile enclosed bath. WC with concealed cistern. Wash basin with cupboard under. Part tiled walls. Inset spotlights. Tiled floor.

OUTSIDE: There is a good size lawned garden to the rear with paved patio, wooden shed and side gate. There is a brick-set driveway to the side providing parking for two cars.

SITUATION: The property is conveniently situated for those wishing to benefit from the day to day shopping facilities within the popular Sussex village of Horam. In general these provide curiosity shops, dentist, doctors and Co-op convenience store. The property is close to the famous Cuckoo Trail, a lovely countryside walks along the former railway line from Heathfield to Eastbourne Park. The market town of Heathfield can be reached within approximately 5 minutes drive and in general terms provides a range of shopping facilities some of an interesting independent nature with the backing of supermarkets of a national network. The area is well served with schooling for all age groups. Train stations at both Buxted and Polegate are approximately 8 miles distant, both providing a service of trains to London. There are also bus routes that serve the village. The Spa town of Royal Tunbridge Wells with its excellent shopping, leisure and grammar schools is only approx 16 miles distant with the larger coastal towns of both Brighton and Eastbourne being reached within approximately 45 and 25 minutes respectively.

VIEWING: By appointment with Wood & Pilcher

TENURE: Freehold

COUNCIL TAX BAND: D

ADDITIONAL INFORMATION: Broadband Coverage search Ofcom checker
Mobile Phone Coverage search Ofcom checker
Flood Risk - Check flooding history of a property England -
Services - Mains Water, Gas, Electricity & Drainage
Heating - Gas-fired

AGENTS NOTE: ** There is a Management Service Charge for the upkeep of communal areas which we understand is currently £450.86 per annum.

Listed by

Heathfield

Wood & Pilcher

Reference: 159428969

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC Front Page

Price history

Event	Date	Price	% change
Sold	11/10/2024 (1 year ago)	£367,500	—

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
SUNDOWN CHIDDINGLY ROAD, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0JJ	£520,000	12/12/2025	Detached
6 SPRING CLOSE, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0FZ	£420,000	19/11/2025	Detached
Same street 37 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL	£300,000	30/11/2023	Semi-detached
Same street 35 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL	£300,000	30/11/2023	Semi-detached
Same street 53 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL	£625,000	06/10/2023	Detached
Same street 12 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL	£1,950,000	29/09/2023	Other
Same street 51 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL	£475,000	08/09/2023	Detached
Same street 13 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL	£345,000	09/06/2023	Semi-detached
BURLOW, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0LH	£650,000	02/08/2022	Detached
APPLEWOOD CHIDDINGLY ROAD, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0JH	£565,000	30/06/2021	Detached
BLUEBELLS CHIDDINGLY ROAD, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0JH	£600,000	22/06/2021	Detached

Street average: £665,833 (6 sales)

Area average: £551,000 (5 sales)

Capital growth trend

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

5y growth -19.4%

10y growth 34%

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

1y (index) 1.5%

5y (index) 13%

10y (index) 25.6%

Rental Range

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

Low £1,273/mo

Realistic £1,414/mo

Optimistic £1,555/mo

Based on Postcode area TN → South East.

LHA (30th percentile) floor for High Weald: £1,072/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TN21 0GL

Nearby

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

Type	Name	Distance
Bus stop	Merrydown Winery	0.6 miles
Bus stop	Merrydown Village	0.6 miles
Shop	hair-tech	0.7 miles
Shop	Sussex Pine Online	2.4 miles
Hospital	Amberstone Hospital	3.5 miles
Train station	Tinkers Lane	5.2 miles
Train station	Hadlow Down	5.2 miles
Hospital	Eastbourne District General Hospital	9.8 miles
University	University of Brighton Eastbourne Campus	11.8 miles
University	University of Brighton	11.9 miles

Street-level crime

Category	Count
Violence and sexual offences	8
Anti-social behaviour	4
Public order	3
Criminal damage and arson	1
Other theft	1
Total incidents	17

Within 1 mile during Apr 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
St Mary's School	Other	1.2 miles	Good — 27 Feb 2015
Maynards Green Community Primary School	Primary	1.4 miles	Good — 23 Jun 2020
Chiddingly Primary School	Primary	2.6 miles	Good — 25 Nov 2015
Parkside Community Primary School	Primary	2.6 miles	Outstanding — 25 Apr 2017
Hellingly Community Primary School	Primary	2.7 miles	Good — 15 Jul 2016

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.37%

Max investor price (0.8%) £176,750

Target investor price (1%) £141,400

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).