Middle Village, Haywards Heath: a flagged flat in the South East

The valuation, and every comparable behind it

25 of 100 pulled comparables drove the valuation, with a matched median of £252,000. The price per square foot cross-check implies £271,250 for this floor area.

This valuation is based on 40 recently sold properties near this 2-bedroom Top-floor flat (775 sqft). 4 sales were excluded from the pool as they belonged to a different postcode sector with a materially higher price-per-sqft than the subject's local pocket (RH16 4G). This avoids pulling the valuation up against a different micro-market. We found 12 sold top-floor flats within 50 sqft of this property's size. Not enough upper-quartile comparables to isolate, so all tight-size sales were used. Confidence reduced accordingly. Key examples: 6, Tanners Cross, 786 sqft, £290,000; 38, Middle Village, 753 sqft, £238,000; 19, Updown Hill, 775 sqft, £255,000. Based on these comparables, a refurbished 2-bedroom top-floor flat (775 sqft) in this area is valued at £271,250. This is the median of the comparable evidence, the point at which half the comparable sales sit above and half below. Confidence: high. The purchase price is £135,000, which is £138,615 (50.7%) below this post-refurb valuation. This gap represents the potential uplift from purchasing below market value and refurbishing. The comparable sales confirm the market supports a higher price once the property is brought to a good standard. Sanity flag: GDV is more than 2x the asking price (2.03x). Either the asking is materially below market or the comp pool is skewing high. Worth a manual cross-check. Median price per sqft of 20 comparable sales of the same property type x the 775 sqft floor area, high confidence. Comparable evidence spans £260,788 to £286,556 (middle half of comp-implied values). 6 outlier comps excluded before valuing. Premium withheld: modelled refurb of £3,091 is below the £10,000 threshold, so the valuation is not uplifted for a refurbished finish.

The refurbishment, room by room

Total £3,091 including VAT: rooms £1,830, energy works £0, overheads £858, with a 15% contingency carried.

• Bedroom 18 costed items · £760
• Bathroom10 costed items · £1,069

The rent, with its evidence

Market rent today £1,523/month (£1,387 to £1,551), post-refurbishment estimate £1,551/month, a stated premium of 1.8%, from 10 matched comparable lets. Confidence 84%.

10 comparable rental listings were identified near this property, matched on property type, bedroom count, and proximity, with 6 already let and confirming achievable rents in the current market. The comps indicate a median of £1523/month for properties of this type and size, with the 65th percentile sitting at £1551/month, used here to reflect the premium a refurbished, well-presented property commands over typical stock. Post-refurb rental estimate: £1551/month (£18612/year).