The Heights, 10A Broomfield Park, Westcott, Dorking, RH4 3QQ

UPRN:10000827402Detached House3 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band HEPC: B (87)

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

The Heights, 10A Broomfield Park, Westcott, Dorking, RH4 3QQ

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,726,000

£1.64M - £1.81MHigh

Estimate

£1.73M

Range

£1.64M – £1.81M

Rent Estimate (pcm)

£5,350

£5k - £6k

Monthly

£5,350

Yield

3.89%

Verdict

Derived from HomePortfolio scores

The Heights earns an INVESTIGATE rating with HP Score 73/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (54/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

54/ 100

Moderate

Transit & Bike

Transit 7Bike 30

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 +4.4% (HIGH)] → 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 10000827402· as of 13 Oct 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.70
- valuation_snapshotsrent estimate 5350/mo (range 4650-6000)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,159/mo, -59% 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), 152 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

£1,237,500£1,897,500

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£1,650,000

At the asking price

Monthly rent£5,350/mo

Evidenced range £4,650-£6,000

Interest rate5.4%

Loan to value75%

Cash required: £608,050
Net cash flow: -£1,865/mo
Cash on cash: -3.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - 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 10000827402Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 5350/mo (range 4650-6000)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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 5350/mo (range 4650-6000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 152 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£1,726,000

Rent Estimate (pcm)£5,350

Gross Yield3.89%

1y Growth-

3y Growth+0.5%

5y Growth+2.1%

10y Growth+2.4%

Last Sold Price£1,325,000 (2013-01-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0RH4 3QQ

Approval Rate

-12mo

Development

low

MO/2026/01524
Non-material amendment to planning permission MO/2024/1464 to allow an amendment to the south facing roof and elevation; revise the materials of the roof to standing seam dark grey coloured zinc; redesign roof including raising the eaves and adjusting the roof pitch to 15 degrees; change from PV solar panels to double PV panels; installation of a door on the West elevation; change the design of the external store and location of both the bin store and bike parking; and, change the window on the south west corner to an escape door with obscured glass.
Pending
MO/2026/01579
T1 Oak tree: Reduce overhanging branches by 1 metre away from the neighbouring new build property.
Pending
MO/2026/01504
T1. Pittosporum Tree. Reduce in height by approximately 2.5 metres with shaping to create a natural dome profile, as closely as reasonably possible. T2. Red Cedar Tree - Heavily reduce lateral limbs by approximately 3 metres and reduce the top down by around 1.5 metres with shaping to create a natural dome/mushroom profile, as closely as reasonably possible. T3. Blue Cypress Tree. Reduce the crown by approximately 1 metre, 1.5 metres at most and create a neat form.
Pending

View Planning Timeline

Ownership

Corporate Ownership53.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-01-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,341

Population Density232 /km²

Owner Occupied74%

Age Distribution

0-15 17%16-64 58%65+ 25%

View Area Profile

Schools Nearby

Surrey Hills All Saints Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Powell Corderoy Primary School
0.9 mi
Inspected as Powell Corderoy Primary School (URN 125151) on 21 Sep 2022
The Priory Church of England School
1.0 mi
Inspected as The Priory CofE Voluntary Aided School (URN 125281) on 12 Mar 2019
St Joseph's Catholic Primary School
1.3 mi
Inspected as St Joseph's Catholic Primary School (URN 125204) on 29 Mar 2023

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

View All Schools

Comparables

View All

2 Broomfield Park
-
£1.48M
-
21 Broomfield Park
-
£1.10M
-
15 Broomfield Park
-
£1.04M
-
6 Broomfield Park
-
£700k
-

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