# 3 bedroom semi-detached house for sale (RH16 3RB) ## Property Details | Key | Value | |-----|-------| | Address | 7 ASPEN WALK, HAYWARDS HEATH, WEST SUSSEX RH16 3RB | | Price | £400,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1950-1966 | | Floor area | 87 m² | | Last sold | £370,000 Apr 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 02/07/2036 - **Current heating cost:** £857/year - **Est. upgrade cost to C:** £17,700 ### Recommendations - B (£900 - £1,500) - W2 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2152-5418-3521-4282-2142) ## Description GUIDE PRICE … £400,000-£425,000 PLEASE WATCH THE VIDEO BEFORE BOOKING AN APPOINTMENT An absolutely stunning 3 bedroom semi-detached house with a 48' x 20' south/west facing rear garden which has been extended and refurbished to an ultra-high specification to create a really beautiful home and is ideally situated along a pedestrian walkway in the popular Northlands Wood area, close to the excellent primary school, local Tesco Express, pharmacy and doctors’ surgery yet within an easy walk of the hospital and Lindfield Village. Agents Note: Under the Estate Agents Act 1979, we advise that our vendor is a family member of an employee of Mansell McTaggart. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/90501162/1614154) - ![Photo](/listings/photos/90501162/1614156) - ![Photo](/listings/photos/90501162/1614157) - ![Photo](/listings/photos/90501162/1614158) - ![Photo](/listings/photos/90501162/1614160) - ![Photo](/listings/photos/90501162/1614162) - ![Photo](/listings/photos/90501162/1614164) - ![Photo](/listings/photos/90501162/1614166) - ![Photo](/listings/photos/90501162/1614168) - ![Photo](/listings/photos/90501162/1614170) - ![Photo](/listings/photos/90501162/1614172) - ![Photo](/listings/photos/90501162/1614174) - ![Photo](/listings/photos/90501162/1614176) - ![Photo](/listings/photos/90501162/1614177) - ![Photo](/listings/photos/90501162/1614179) - ![Photo](/listings/photos/90501162/1614182) - ![Photo](/listings/photos/90501162/1614183) - ![Photo](/listings/photos/90501162/1614184) - ![Photo](/listings/photos/90501162/1614185) - ![Photo](/listings/photos/90501162/1614186) - ![Photo](/listings/photos/90501162/1614188) - ![Photo](/listings/photos/90501162/1614190) - ![Photo](/listings/photos/90501162/1614191) ## Floorplans - ![7 Aspen Close](/listings/photos/90501162/1614192) - 7 Aspen Close ## EPC Graphs - ![EPC 1](/listings/photos/90501162/1614193) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 7 ASPEN WALK, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3RB | £370,000 | 27/04/2022 | Semi-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 | |---------|-------|------|------| | 4 ROWAN CLOSE, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3RW | £420,000 | 11/03/2026 | Semi-detached | | 12 ORCHID PARK, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3JF | £650,000 | 09/01/2026 | Semi-detached | | 70 LEWES ROAD, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH17 7SX | £730,000 | 10/11/2025 | Semi-detached | | 1 THE PINES, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3TX | £345,000 | 06/08/2025 | Semi-detached | | 11 PEMBURY CLOSE, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3RZ | £495,000 | 16/08/2023 | Semi-detached | | 7 NORTHLANDS AVENUE, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3RT | £320,000 | 28/03/2023 | Semi-detached | | 9 MAPLE CLOSE, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3RN | £638,000 | 09/01/2023 | Semi-detached | | 1 PEMBURY CLOSE, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3RZ | £445,000 | 23/12/2022 | Semi-detached | | 1 LONG WALK, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3LU | £375,000 | 20/10/2022 | Semi-detached | | 23 NORTHLANDS AVENUE, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3RT | £460,000 | 19/10/2022 | Semi-detached | | 12 NORTHLANDS AVENUE, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3RT | £360,000 | 30/09/2022 | Semi-detached | | 39 HOBLANDS, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3SB | £446,500 | 29/07/2022 | Semi-detached | | 47 HOBLANDS, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3SB | £488,000 | 29/07/2022 | Semi-detached | | 51 HOBLANDS, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3SB | £415,500 | 14/10/2021 | Semi-detached | | 30 PEMBURY CLOSE, HAYWARDS HEATH, MID SUSSEX, WEST SUSSEX, RH16 3RZ | £430,200 | 07/10/2021 | Semi-detached | **Area average:** £467,880 (15 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £566,321 (39 Semi-detached, RH16, 2024–2026) - **Deviation:** -29.4% ## Rental Range *ONS Price Index of Private Rents (Mid Sussex). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,276/mo - **Realistic:** £1,418/mo - **Optimistic:** £1,560/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Crawley & Reigate (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,361/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, Haywards Villas, RH16 | £2,800/mo | 3 | 0.75 miles | OpenRent | | 3 Bed Terraced House, Henry Mews, RH16 | £1,795/mo | 3 | 0.88 miles | OpenRent | | 3 Bed Semi-Detached House, Edward Road, RH16 | £2,200/mo | 3 | 1.06 miles | OpenRent | **Average rent: £2,265/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.55% (weak for cashflow) - **Max investor price (0.8%):** £275,000 - **Target investor price (1%):** £220,000 *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 £2,200/mo).* - **Gross yield:** 6.6% - **Cost-to-rent:** 15.2× - **Monthly cashflow:** £380/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3.9% *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:** £4,598/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 38.4% - **10y growth:** 50.8% ## House Price Index (HM Land Registry) *Official index for Mid Sussex; Semi-detached series; as of April 2026.* - **1y growth (index):** 2.1% - **5y growth (index):** 18.9% - **10y growth (index):** 30.1% ## 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)