Buff Cottage, Reeds Lane, Sayers Common, Hassocks, BN6 9JG
About Buff Cottage
Buff Cottage is a three-bedroom detached house in Sayers Common, Hassocks, Hassocks (BN6 9JG). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 1967-1975 and council tax band D. There is a swimming pool on the plot, uncommon for the area. Our model identifies extension potential, subject to local planning policy. The latest certificate (August 2017) shows an F (score 38), near the bottom of the EPC scale. The recommended improvements would lift it to B (score 82), a 4-band jump. Main heating runs on electricity.
Held since August 2002 — that's 24 years off the open market, well above the local norm. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £520,000 sits 128.1% above the 2002 sale of £228,000. 9 planning records sit against the property, 0 approved, 2 refused.
Know exactly what you're buying at Buff Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms3
Outside
- Private gardenrear
- GarageYes
- Swimming poolYes
Building
- Extension potentialPossible
Energy performance
Buff Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Planning history
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
- May 2022ConditionsIn report
Discharge of planning condition No. 2 relating to planning application DM/20/4147
- Documents
- 3 docs on file
- Reference
- DM/22/1052
- Apr 2022AmendmentIn report
Non Material Amendment to Planning Reference DM/20/4147 for minor changes to windows and cavity walls.
- Documents
- 8 docs on file
- Reference
- DM/22/1053
We flagged 1 thing worth checking at Buff Cottage
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
Buff Cottage valuation sits well clear of the typical sold price in this postcode.
£520,000
Modelled from EPC, postcode comparables.
£228,000
Recorded with HM Land Registry.
Sales timeline
20 August 2002Most recent
£228,000
Median price across the last 5 sales in BN6 9JG: £1,200,000 (2023–2022).
Nearby sales in BN6 9JG
Lyndon, Reeds Lane, Sayers Common, Hassocks, BN6 9JG
Sold Oct 2023
£687,5003 Kingsland Cottages, Reeds Lane, Sayers Common, Hassocks, BN6 9JG
Sold Mar 2023
£535,000Chesapeke, Reeds Lane, Sayers Common, Hassocks, BN6 9JG
Sold Sept 2022
£1,200,000Badgers, Reeds Lane, Sayers Common, Hassocks, BN6 9JG
Sold Sept 2022
£611,111La Massana, Reeds Lane, Sayers Common, Hassocks, BN6 9JG
Sold Mar 2022
£664,500
Everything we know about Buff Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Reeds Lane homes
Price per m² for Buff Cottage lags the street by a wide margin.
Price per m²
£2,714
Street avg £4,269
Floor Area
84 m²
Street avg 98 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
9.3 t/year
Street avg 5.0 t/year
Similar properties nearby
1 Church Lane, Albourne
BN6 9BX
1 Barn Close, Albourne
BN6 9DG
1 Berrylands Cottages, London Road, Sayers Common
BN6 9HX
1 Brown Twins Road, Hurstpierpoint
BN6 9XT
1 Brewery Mews, Hurstpierpoint
BN6 9RX
1 Cherrington Close, Hurstpierpoint
BN6 9AY
1 Blossomwell, Langton Lane, Hurstpierpoint
BN6 9EY
1 Barter Close, Hurstpierpoint
BN6 9FS
The neighbourhood at a glance
Crime
1/mo
Steady year-on-year across the wider district.
Nearest stop
0.3 km
Furzeland Way — bus stop.
Closest school
1.5 km
Albourne Church of England Primary School. 3 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
44.5dB