# 2 bedroom semi-detached house for sale (TN21 0GL) ## Property Details | Key | Value | |-----|-------| | Address | 13 THE HEDGEROWS, HEATHFIELD, HORAM, EAST SUSSEX TN21 0GL | | Price | £350,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Last sold | £345,000 Jun 2023 | ## Description A beautifully appointed two double bedroom semi-detached property only three years old and situated on this popular new development approximately 0.25 miles from Horam village High Street. The accommodation features a bright and well 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 a 10 year LABC warranty. NO ONWARD CHAIN. **Entrance Hall - Downstairs Cloakroom - Open Plan Kitchen/Living/Dining Room - First Floor Landing - Two Double Bedrooms - Family Bathroom - Garden - Driveway With Parking For Two Vehicles****ENTRANCE HALL: **Wood effect flooring. Wall mounted 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 windows to front with views of the pond. 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 with shower attachment over. WC with concealed cistern. Wash basin with cupboard under. Part tiled walls. Inset spotlights. Tiled floor. Heated towel rail. **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 on the outskirts of the popular Sussex village of Horam with shops, dentist, doctors, Co-op convenience store and access to the famous Cuckoo Trail with 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 offers a wide range of shops and supermarkets. The area is well served with schools for all age groups. Mainline stations with services to London are at Buxted and Stonegate, each approximately 8 miles distant. Royal Tunbridge Wells offers shopping, leisure and grammar schools is approx 16 miles distant and the coastal towns of Brighton and Eastbourne can be reached within approximately 45 and 35 minutes drive respectively. **VIEWING: **By appointment with Wood & Pilcher **TENURE: **Freehold **COUNCIL TAX BAND: **C **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:** The owner is awaiting confirmation of the Management Fee from the Management Company. **ANTI MONEY LAUNDERING REQUIREMENTS:** In accordance with HMRC current legal requirements, we are required to carry out AML (Anti Money Laundering) checks on all purchasers once any offer has been accepted. A non-refundable administration fee of £30 + VAT (£36) will apply for each prospective purchaser. Satisfactory AML results and evidence of funds and/or a mortgage AIP are required before any offer can be formally accepted and memorandum of sale issued. ## Property Photos - ![Photo](/listings/photos/87780216/541792) - ![Photo](/listings/photos/87780216/541794) - ![Photo](/listings/photos/87780216/541795) - ![Photo](/listings/photos/87780216/541796) - ![Photo](/listings/photos/87780216/541797) - ![Photo](/listings/photos/87780216/541801) - ![Photo](/listings/photos/87780216/541803) - ![Photo](/listings/photos/87780216/541804) - ![Photo](/listings/photos/87780216/541810) - ![Photo](/listings/photos/87780216/541811) - ![Photo](/listings/photos/87780216/541812) - ![Photo](/listings/photos/87780216/541813) - ![Photo](/listings/photos/87780216/541815) - ![Photo](/listings/photos/87780216/541817) - ![Photo](/listings/photos/87780216/541818) - ![Photo](/listings/photos/87780216/541819) - ![Photo](/listings/photos/87780216/541820) - ![Photo](/listings/photos/87780216/541822) - ![Photo](/listings/photos/87780216/541823) - ![Photo](/listings/photos/87780216/541825) ## Floorplans - ![Floorplan 1](/listings/photos/87780216/541826) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/87780216/541831) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 13 THE HEDGEROWS, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0GL | £345,000 | 09/06/2023 | 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 | |---------|-------|------|------| | THE COPPICE 4 CHIDDINGLY ROAD, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0JH | £380,000 | 22/10/2021 | Semi-detached | | THE COPPICE 3 CHIDDINGLY ROAD, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0JH | £375,000 | 30/09/2021 | Semi-detached | | THE COPPICE 1 CHIDDINGLY ROAD, HORAM, HEATHFIELD, WEALDEN, EAST SUSSEX, TN21 0JH | £380,000 | 30/06/2021 | Semi-detached | **Area average:** £378,333 (3 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £433,485 (13 Semi-detached, TN21, 2024–2026) - **Deviation:** -19.3% ## 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:** 0.4% (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:** 30.1% - **10y growth:** 54.2% ## House Price Index (HM Land Registry) *Official index for South East; Semi-detached series; as of March 2026.* - **1y growth (index):** 1.4% - **5y growth (index):** 14.5% - **10y growth (index):** 31.1% ## 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)