23 Clifton Heights, Horsham Road, Dorking, RH4 2DS

UPRN:10000824890Flat/Maisonette1 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: Band DEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

23 Clifton Heights, Horsham Road, Dorking, RH4 2DS

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£276,000

£262k - £290kHigh

Estimate

£276k

Range

£262k – £290k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

5.56%

Verdict

Derived from HomePortfolio scores

23 Clifton Heights earns an INVESTIGATE rating with HP Score 82/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (74/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

82/ 100

Strong

Investment Score

71/ 100

High

Crime Score

15/ 100

Low

Walkability

74/ 100

High

Transit & Bike

Transit 10Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +6.2% (HIGH), sold-comps +4.4%, £/sqft +4.6%] → measured edge +0.50pp 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 10000824890· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.8%· as of 31 Oct 2026
Rental economics3.9/40
gross yield 5.6%; range width penalty ×0.87
- valuation_snapshotsrent estimate 1200/mo (range 1100-1300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -348/mo, -29% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 67 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
155 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

£194,000£298,000

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£259,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £81,950
Net cash flow: -£43/mo
Cash on cash: -0.6%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.37 - clears 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 10000824890Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.8%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 1200/mo (range 1100-1300)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 1200/mo (range 1100-1300)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 67 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£276,000

Rent Estimate (pcm)£1,200

Gross Yield5.56%

1y Growth-

3y Growth+0.5%

5y Growth+2.1%

10y Growth+2.4%

Last Sold Price£285,000 (2025-05-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH4 2DS

Approval Rate

-12mo

Development

low

MO/2026/01641
Installation of a air-conditioning unit to provide heating and cooling for the business.
Pending
MO/2026/01588
Rear Garden T1 - Sycamore Crown reduction by removal of up to 2 metres of branch length.
Pending
MO/2026/01583
01 - Crimson Maple - Reduce overall size of crown by 2 metres ( Previous Points )
Pending

View Planning Timeline

Ownership

Corporate Ownership53.1%
Overseas OwnershipNo
Lease Term Remaining106 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-05-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,341

Population Density2,245 /km²

Owner Occupied68%

Age Distribution

0-15 19%16-64 62%65+ 19%

View Area Profile

Schools Nearby

St Joseph's Catholic Primary School
0.2 mi
Inspected as St Joseph's Catholic Primary School (URN 125204) on 29 Mar 2023
The Priory Church of England School
0.3 mi
Inspected as The Priory CofE Voluntary Aided School (URN 125281) on 12 Mar 2019
St Paul's CofE Primary School
0.3 mi
Inspected as St Paul's CofE (Aided) Primary School (URN 125171) on 11 Jun 2024
Dorking Nursery School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Clifton Heights Horsham Road
-
£205k
-
Clifton Heights Horsham Road
-
£50k
-
Clifton Heights Horsham Road
-
£66k
-
Clifton Heights Horsham Road
-
£57k
-

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