2 Crabtree Lane, Great Bookham, Leatherhead, KT23 4PF

UPRN:10000828045Detached House4 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band GEPC: B (89)

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

2 Crabtree Lane, Great Bookham, Leatherhead, KT23 4PF

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£980,000

£882k - £1.08MMedium

Estimate

£980k

Range

£882k – £1.08M

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

4.28%

Verdict

Derived from HomePortfolio scores

2 Crabtree Lane earns an INVESTIGATE rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (47/100). 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)Defra 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

76/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

47/ 100

Mixed

Transit & Bike

Transit 4Bike 28

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +5.6% (MEDIUM), sold-comps -17.8%, £/sqft -17.8%] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10000828045· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8.5%· as of 31 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.75
- valuation_snapshotsrent estimate 3300/mo (range 2900-3650)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,607/mo, -49% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 45 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 3 Nov 2026
Risk & liquidity12.8/15
114 sales/12mo in area; valuation range width 20%
- 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

£694,000£1,064,000

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£925,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £2,900-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £315,050
Net cash flow: -£837/mo
Cash on cash: -3.2%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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 10000828045Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8.5%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 3300/mo (range 2900-3650)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 3300/mo (range 2900-3650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 45 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£980,000

Rent Estimate (pcm)£3,300

Gross Yield4.28%

1y Growth-

3y Growth-3.8%

5y Growth+0.5%

10y Growth+0.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0KT23 4PF

Approval Rate

-12mo

Development

low

MO/2026/01652
Variation of Condition 2 of approved planning application MO/2006/0880 for change of use from retail use (Use Class A1) to use as a betting shop (Use Class A2) involving the installation of two satellite dishes on the rear elevation to allow increase in the opening hours to Monday to Friday: 6.30am to 8.00pm; Saturday: 7.00am to 5.00pm; Sunday: 8.00am to 5.00pm.
Pending
MO/2026/01644
Demolition of existing dwelling and erection of 3 No. dwellings with associated landscaping, parking, refuse and cycle storage and access.
Pending
MO/2026/01651
Submission of details pursuant to condition 10 (Habitat Management and Monitoring Plan) of planning application MO/2026/00721 for Demolition of existing garage building and erection of 3 No. dwellings with associated landscaping and car parking.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,341

Population Density2,000 /km²

Owner Occupied84%

Age Distribution

0-15 17%16-64 55%65+ 28%

View Area Profile

Schools Nearby

Polesden Lacey Infant Academy
0.3 mi
Inspected as Polesden Lacey Infant School (URN 125052) on 2 Feb 2023
Great Bookham School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Eastwick Junior School
0.5 mi
Inspected as Eastwick Junior School (URN 125013) on 7 May 2014
Eastwick Infant School
0.5 mi
Good

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

4 Crabtree Lane
-
£640k
-
28 Crabtree Lane
-
£1.15M
-
10 Crabtree Lane
-
£675k
-
16 Crabtree Lane
-
£500k
-

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