# 2 bedroom semi-detached house for sale (TN33 9JX) ## Property Details | Key | Value | |-----|-------| | Address | LIME TREE COTTAGE, MANCHESTER ROAD, BATTLE, NINFIELD, EAST SUSSEX TN33 9JX | | Price | £299,950 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Last sold | £295,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** F - **Potential rating:** C - **Expiry date:** 08/10/2035 - **Current heating cost:** £1,227/year - **Est. upgrade cost to C:** £47,205 ### Recommendations - Q (£7,500 - £11,000) - W1 (£5,000 - £10,000) - W2 (£5,000 - £10,000) - D (£150 - £250) - F (£130 - £180) - I (£2,200 - £3,500) - N (£4,000 - £7,000) - O (£4,500 - £6,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6590-1410-0622-6504-3053) ## Description Tucked away in the heart of Ninfield, this Grade II listed semi-detached cottage is brimming with character. Dating back to around 1800, it blends timeless period charm with the kind of space and flexibility that makes it truly unique - and it’s being offered chain-free, making a swift move possible. Inside, the cottage feels welcoming and full of charm, with exposed timbers and an inviting atmosphere throughout. The living room, with its red brick fireplace and wood burner, sets the scene for cosy evenings, while the kitchen, complete with Rayburn, is generous enough to double as a sociable dining space. Upstairs, two comfortable bedrooms and a well-finished bathroom provide an easy sense of comfort. Above, a spacious boarded loft with power and light presents exciting potential — whether as a hobby room, home office, or even an additional room (subject to consents). Outside, the home continues to impress. A pretty garden fronts the cottage, while to the rear the mix of gardens, parking and a timber garage/workshop offers real versatility. With power and light, the garage/workshop could be adapted to suit all manner of needs - from a studio or workspace to practical storage or leisure use. The whole setting invites you to shape it around the life you want to lead. Ninfield itself offers everyday essentials including a shop with post office, pubs, a primary school and a doctor’s surgery. Nearby Battle provides further amenities and a mainline station with direct services to London, while the coastal town of Bexhill is just a short drive away, with its beach, promenade and seaside charm adding another dimension to this home’s enviable location. Deceptively spacious, full of character, endlessly adaptable, and chain-free - this is a cottage with the charm of history and the freedom to make it entirely your own. **Hallway** - 1.63m x 1.14m (5'4 x 3'9) - **Living Room** - 3.56m x 4.57m (11'8 x 15' ) - **Kitchen** - 4.60m x 2.82m (15'1 x 9'3 ) - **Landing** - 0.71m x 0.86m (2'4 x 2'10 ) - **Bedroom** - 3.71m x 2.90m (12'2 x 9'6 ) - **Dressing Area** - 0.91m x 0.99m (3' x 3'3 ) - **Bedroom** - 4.57m x 2.79m (15' x 9'2 ) - **Bathroom** - 2.67m x 1.47m (8'9 x 4'10 ) - **Eaves Storage** - 0.89m x 4.01m (2'11 x 13'2 ) - **Loft** - 3.07m x 4.55m (10'1 x 14'11 ) - **Outside** - **Garage** - 2.97m x 4.80m (9'9 x 15'9 ) - **Agents Note** - Council Tax Band - C We have been informed by the vendor that the driveway has shared access and Lime Tree Cottage is responsible for 75% maintenance cost for the upkeep. Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller's Solicitors. Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Rush, Witt & Wilson in the particulars or by word of mouth or in writing ("information") as being factually accurate about the property, its condition or its value. Neither Rush, Witt & Wilson nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos, Videos etc: The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at ## Property Photos - ![Photo](/listings/photos/172041863/776905) - ![Photo](/listings/photos/172041863/776906) - ![Photo](/listings/photos/172041863/776907) - ![Photo](/listings/photos/172041863/776908) - ![Photo](/listings/photos/172041863/776909) - ![Photo](/listings/photos/172041863/776910) - ![Photo](/listings/photos/172041863/776911) - ![Photo](/listings/photos/172041863/776912) - ![Photo](/listings/photos/172041863/776913) - ![Photo](/listings/photos/172041863/776914) - ![Photo](/listings/photos/172041863/776915) - ![Photo](/listings/photos/172041863/776916) - ![Photo](/listings/photos/172041863/776917) - ![Photo](/listings/photos/172041863/776918) - ![Photo](/listings/photos/172041863/776919) - ![Photo](/listings/photos/172041863/776920) - ![Photo](/listings/photos/172041863/776921) - ![Photo](/listings/photos/172041863/776922) - ![Photo](/listings/photos/172041863/776923) - ![Photo](/listings/photos/172041863/776924) - ![Photo](/listings/photos/172041863/776925) - ![Photo](/listings/photos/172041863/776926) - ![Photo](/listings/photos/172041863/776927) - ![Photo](/listings/photos/172041863/776928) - ![Photo](/listings/photos/172041863/776929) - ![Photo](/listings/photos/172041863/776930) - ![Photo](/listings/photos/172041863/776931) - ![Photo](/listings/photos/172041863/776932) ## Floorplans - ![Floorplan 1](/listings/photos/172041863/776933) - Floorplan 1 - ![Floorplan 2](/listings/photos/172041863/776934) - Floorplan 2 - ![Floorplan 3](/listings/photos/172041863/776935) - Floorplan 3 - ![Floorplan 4](/listings/photos/172041863/776936) - Floorplan 4 - ![Floorplan 5](/listings/photos/172041863/776937) - Floorplan 5 - ![Floorplan 6](/listings/photos/172041863/776938) - Floorplan 6 ## EPC Graphs - ![EE Rating](/listings/photos/172041863/776939) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | LIME TREE COTTAGE MANCHESTER ROAD, NINFIELD, BATTLE, WEALDEN, EAST SUSSEX, TN33 9JX | £295,000 | 19/02/2026 | 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 | |---------|-------|------|------| | [Same street] HIGH KNOLL MANCHESTER ROAD, NINFIELD, BATTLE, WEALDEN, EAST SUSSEX, TN33 9JX | £625,000 | 16/09/2022 | Detached | | [Same street] THE MUFFINS MANCHESTER ROAD, NINFIELD, BATTLE, WEALDEN, EAST SUSSEX, TN33 9JX | £350,000 | 04/03/2022 | Semi-detached | | [Same street] CRISPE COTTAGE MANCHESTER ROAD, NINFIELD, BATTLE, WEALDEN, EAST SUSSEX, TN33 9JX | £515,000 | 20/08/2021 | Detached | | 1 CHURCH PATH, NINFIELD, BATTLE, WEALDEN, EAST SUSSEX, TN33 9JJ | £238,000 | 17/08/2021 | Semi-detached | **Street average:** £496,667 (3 sales) **Area average:** £238,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £504,750 (4 Semi-detached, TN33, 2024–2026) - **Deviation:** -40.6% ## 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 Sussex East (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £748/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 | |------|------|------|------|------| | 2 Bed Semi-Detached House, Smith Close, TN33 | £1,150/mo | 2 | 0.43 miles | OpenRent | **Average rent: £1,150/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £143,750 - **Target investor price (1%):** £115,000 *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 £1,150/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 21.7× - **Monthly cashflow:** £-171/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.4% *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:** £4,053/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3% - **10y growth:** 54.9% ## House Price Index (HM Land Registry) *Official index for Wealden; Semi-detached series; as of April 2026.* - **1y growth (index):** 1.8% - **5y growth (index):** 12.6% - **10y growth (index):** 28.9% ## 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)