Rose Cottage, Okewood Hill, Okewood Hill, Dorking, RH5 5PU

UPRN:10000824866Detached House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: D (61)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Rose Cottage, Okewood Hill, Okewood Hill, Dorking, RH5 5PU

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,492,000

£1.42M - £1.57MHigh

Estimate

£1.49M

Range

£1.42M – £1.57M

Rent Estimate (pcm)

£4,500

£4k - £5k

Monthly

£4,500

Yield

3.60%

Verdict

Derived from HomePortfolio scores

Rose Cottage earns an INVESTIGATE rating with HP Score 60/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (10/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

73/ 100

High

Crime Score

9/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 5Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM -0.5% (HIGH), sold-comps -29.6%, £/sqft -29.6%] → 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 10000824866· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.4%· as of 3 Nov 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.69
- valuation_snapshotsrent estimate 4500/mo (range 3900-5050)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,151/mo, -70% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 117 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 4 Nov 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£4,500/mo

Evidenced range £3,900-£5,050

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£1,947/mo
Cash on cash: -4.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - 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 10000824866Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 21.4%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 4500/mo (range 3900-5050)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 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 4500/mo (range 3900-5050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 117 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. 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£1,492,000

Rent Estimate (pcm)£4,500

Gross Yield3.60%

1y Growth-

3y Growth+0.3%

5y Growth-3.0%

10y Growth+1.6%

Last Sold Price£1,225,000 (2020-10-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH5 5PU

Approval Rate

-12mo

Development

low

MO/2026/01357
Landscaping and regrading of Boswells Farm horse paddocks to improve drainage, creation of storage ponds through surface water management (water harvesting) and provision of native planting.
Pending
MO/2026/00739
Demolition of existing conservatory and erection of Orangery.
Conditions
MO/2026/00738
Demolition of existing conservatory and erection of Orangery.
Conditions

View Planning Timeline

Ownership

Corporate Ownership67.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-10-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,341

Population Density-

Owner Occupied75%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

Warnham CofE Primary School
2.8 mi
-
Farlington School
2.9 mi
Inspected by ISI
Ewhurst CofE Aided Primary School
3.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
New Barn School
3.3 mi
Good

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Punch Mead
-
£1.30M
-
Rose Cottage
-
£1.23M
-
Punchbowl Inn
-
£30k
-
Okewood Manor
-
£1.15M
-

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