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Headley Court Barn, Clay Lane, Headley, Epsom, KT18 6JS

UPRN:10000828473Detached House4 bedsBuilt -
FreeholdCouncil Tax: Band GEPC: -
Data freshness:Listing· freshListing: fresh, refreshed 4d ago (2026-11-05T04:00:06.311246+00:00)Ownership· 1mo agoOwnership: ageing, refreshed 1mo ago (2026-10-10T14:59:22.229322+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Headley Court Barn, Clay Lane, Headley, Epsom, KT18 6JS

HP Score

Mixed
Verdict
4 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
17 of 21 sources
Sale Estimate
£1,990,000
£1.59M - £2.39MLow
Estimate
£1.99M
Range
£1.59M – £2.39M
Rent Estimate (pcm)
£6,800
£6k - £8k
Monthly
£6,800
Yield
8.16%

Verdict

Derived from HomePortfolio scores

Headley Court Barn earns an INVESTIGATE rating with HP Score 53/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (13/100). 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 SourcesPortal 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
HP Score
53/ 100
Mixed
Investment Score
52/ 100
Moderate
Crime Score
43/ 100
Elevated
Walkability
13/ 100
Low
Transit & Bike
Transit 3Bike 25
Walk Score, out of 100

Valuation & Market

Sale Estimate£1,990,000
Rent Estimate (pcm)£6,800
Gross Yield8.16%
1y Growth+2.0%
3y Growth+8.4%
5y Growth+2.2%
10y Growth+4.1%
Last Sold Price£1,925,000 (2023-08-31)

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseLow

Planning Activity

Recent Apps
4KT18 6JS
Approval Rate
0%12mo
Development
low
  • MO/2026/01610
    Certificate of Lawfulness for a proposed development in respect of the erection of a single-storey rear extension and the conversion of the existing garage into habitable accommodation.
    Pending
  • MO/2026/01429
    TPO/115/1/N Cedrus Atlantica 'Glauca' (tree number T11 on plans associated with ongoing development). A footpath is to be constructed to the north-east of T11's stem by raising soil levels to form an even surface. A low branch over the location of this path will require crown lifting to 2.5 metres above ground level to facilitate works. This can be achieved by pole pruning the lower minor branches without affecting the structure of the main branch itself.
    Pending
  • MO/2026/01300
    TPO/115/1/B. (Group / blanket TPO) T1 - Beech - Fagus sylvatica Request: Crown reduction by 3 meters on the top and 2.5 meters on the sides (back to growth points where possible) and removal of limbs that show signs of decay from previous tree works (signs of decay in the top of the crown on the side over the house below) T2 - Beech - Fagus sylvatica Request: Crown reduction by 3 meters on the top and 2.5 meters on the sides (back to growth points where possible) and removal of limbs that show signs of decay from the previous tree works. T3 - Beech - Fagus sylvatica Request: Crown reduction of 3 meters on the top and 2.5 meters on the sides (back to growth points where possible) and removal of limbs that show signs of decay from the previous tree works. T4 - Beech - Fagus sylvatica Request: Crown reduction of 3 meters on the top and 2.5 meters on the sides (back to growth points where possible) and removal of limbs that show signs of decay from previous tree work. T5 - Lime - Tilia cordata Request: Reduction / pollard of 5 meters form the top and 3 meters on the sides and removal of any congested limbs that show signs of decay.
    Rejected

Ownership

  • Corporate Ownership58.4%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2023-08-31
  • SourceLand Registry

Connectivity

Broadband (Standard)
2 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-

Area Profile

Median EarningsLocal authority£35,341
Population Density179 /km²
Owner Occupied84%
Age Distribution
0-15 7%16-64 52%65+ 41%

Schools Nearby

  • Woodlands School
    1.5 mi

    Inspected as Woodlands School (URN 125469) on 14 Dec 2023

  • Downsend School
    1.5 mi
    Inspected by ISI
  • West Ashtead Primary Academy
    1.6 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • City of London Freemen's School
    1.6 mi
    Inspected by ISI

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

Comparables

View All
  • Headley Court Barn Clay Lane
    -
    £1.93M
    -
  • The Holme Clay Lane
    -
    £1.52M
    -
  • Court Farm Clay Lane
    -
    £815k
    -
  • The Holme Clay Lane
    -
    £487k
    -