2 Mulberry Place, Newdigate, Dorking, RH5 5DN

UPRN:10000000705Detached House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band EEPC: C (74)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

2 Mulberry Place, Newdigate, Dorking, RH5 5DN

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£877,000

£833k - £921kHigh

Estimate

£877k

Range

£833k – £921k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

3.63%

Verdict

Derived from HomePortfolio scores

2 Mulberry Place earns an INVESTIGATE rating with HP Score 69/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (15/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

76/ 100

High

Crime Score

10/ 100

Low

Walkability

15/ 100

Low

Transit & Bike

Transit 3Bike 17

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 28 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the advert has 5 bedrooms but the valuation snapshot describes 3 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +0.2% (HIGH), sold-comps -23.2%, £/sqft -23.2%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10000000705· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%· as of 29 Oct 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.67
- valuation_snapshotsrent estimate 2650/mo (range 2300-3000)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,874/mo, -71% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 58 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 28 Oct 2026
Risk & liquidity14.6/15
103 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£656,000£1,006,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£875,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,300-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: -£1,119/mo
Cash on cash: -4.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.90 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10000000705Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2300-3000)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2650/mo (range 2300-3000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 58 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£877,000

Rent Estimate (pcm)£2,650

Gross Yield3.63%

1y Growth-

3y Growth+0.3%

5y Growth-3.0%

10y Growth+1.6%

Last Sold Price£630,500 (2016-03-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH5 5DN

Approval Rate

-12mo

Development

low

MO/2026/01372
Submission of details pursuant to Condition 9 of planning permission MO/2024/1259 for erection of a detached dwelling with parking, bin and cycle store.
Conditions
MO/2026/01184
Fell 1 No. Oak tree, sever ivy on 1.No Maple tree and cut back 1.No Hazel tree away from the roof by 2 metres of adjacent building.
Approved
MO/2026/01320
Retention and timber cladding of mobile home.
Rejected

View Planning Timeline

Ownership

Corporate Ownership67.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-03-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,341

Population Density-

Owner Occupied77%

Age Distribution

0-15 14%16-64 59%65+ 27%

View Area Profile

Schools Nearby

Newdigate CofE Endowed Aided Infant School
0.4 mi
Good
The Weald CofE Primary School
1.4 mi
Good
Charlwood Village Primary School
2.9 mi
Good
Rusper Primary School
3.4 mi
Inspected as Rusper Primary School (URN 125850) on 7 Dec 2022

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

27 Mulberry Place
-
£956k
-
17 Mulberry Place
-
£1.80M
-
10 Mulberry Place
-
£625k
-
28 Mulberry Place
-
£773k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN