Merlins, Ardingly Road, Cuckfield, Haywards Heath, RH17 5HF
About Merlins
Merlins is a semi-detached house in Cuckfield, Haywards Heath, Haywards Heath (RH17 5HF). It has a recorded floor area of 161 m² (around 1733 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (October 2016) shows a D (score 57), a step below the typical UK home. The recommended improvements would push it to C (score 72).
It hasn't traded since August 1999, a hold of 27 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 161 m² the property is well over the postcode median (113 m² across 20 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £708,000 sits 264% above the 1999 sale of £194,500. On a £-per-square-foot basis, the last sale (£112/sq ft) was about 54.9% below the postcode norm. One historical planning record sits against the property in 2014.
Know exactly what you're buying at Merlins
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Merlins's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
- Jul 2014ExtensionOutlineIn report
Extension: Single storey · Rear of property
Construction of a single storey extension to the rear of the property.
- Agent
- T J Evans
- Documents
- 9 docs on file
- Reference
- 14/01934/LDP
We flagged 1 thing worth checking at Merlins
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
Merlins's estimated value is more than triple its earliest registered sale price (1999).
£708,000
Modelled from EPC, postcode comparables.
£194,500
Recorded with HM Land Registry.
Sales timeline
10 August 1999Most recent
£194,500
Median price across the last 5 sales in RH17 5HF: £502,500 (2025–2020).
Nearby sales in RH17 5HF
Old Winchester Cottage, Ardingly Road, Cuckfield, Haywards Heath, RH17 5HF
Sold Sept 2025
£708,000Wayside, Ardingly Road, Cuckfield, Haywards Heath, RH17 5HF
Sold Jul 2025
£350,0003 Winchester Villas, Ardingly Road, Cuckfield, Haywards Heath, RH17 5HF
Sold Jan 2025
£585,000Lerinda, Ardingly Road, Cuckfield, Haywards Heath, RH17 5HF
Sold Mar 2023
£380,00029 Ardingly Road, Cuckfield, Haywards Heath, RH17 5HF
Sold Oct 2020
£502,500
Everything we know about Merlins, 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 Ardingly Road homes
Merlins is notably below the street on price per m².
Price per m²
£1,208
Street avg £4,735
Floor Area
161 m²
Street avg 121 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
7.6 t/year
Street avg 5.7 t/year
Similar properties nearby
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RH17 5DB
1 Bennetts, Bolney
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1 Bullnose Close
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1 Campbell Mead
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1 Champions Place
RH17 5LE
1 Bishopstone Farm Cottages, Bishopstone Lane, Ansty
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1 Castle Cottages, Hickstead Lane, Hickstead
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1 Bylanes Crescent, Cuckfield
RH17 5HA
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
2/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Ardingly Road Middle — bus stop.
Closest school
0.5 km
Holy Trinity Church of England Primary School, Cuckfield. 4 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
46.0dB
Night-time· 23:00 – 07:00
38.9dB