North Barn, Crackerbarrel Farm, Horsham Road, Beare Green, Dorking, RH5 4PQ

UPRN:10000829149Detached House2 bedsBuilt 2007-2011

FreeholdCouncil Tax: -EPC: B (83)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

North Barn, Crackerbarrel Farm, Horsham Road, Beare Green, Dorking, RH5 4PQ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£1,007,000

£907k - £1.11MMedium

Estimate

£1.01M

Range

£907k – £1.11M

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

2.72%

Verdict

Derived from HomePortfolio scores

North Barn earns an INVESTIGATE rating with HP Score 64/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (14/100). 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 listingsMarket 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

64/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

20/ 100

Moderate

Walkability

14/ 100

Low

Transit & Bike

Transit 7Bike 17

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 Nov 2026

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

Check before relying on this score: the advert has 4 bedrooms but the valuation snapshot describes 2 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -31.6% (MEDIUM), sold-comps -73.9%, £/sqft -74.0%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10000829149· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.6%· as of 29 Oct 2026
Rental economics0/40
gross yield 2.7%; range width penalty ×0.63
- valuation_snapshotsrent estimate 3000/mo (range 2600-3450)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,515/mo, -117% 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 5 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 5 Nov 2026
Risk & liquidity12.8/15
103 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

£994,000£1,523,500

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£1,325,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,600-£3,450

Interest rate5.4%

Loan to value75%

Cash required: £475,050
Net cash flow: -£2,395/mo
Cash on cash: -6.0%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.67 - 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 10000829149Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.6%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 3000/mo (range 2600-3450)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 3000/mo (range 2600-3450)
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. 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£1,007,000

Rent Estimate (pcm)£3,000

Gross Yield2.72%

1y Growth-

3y Growth+0.3%

5y Growth-3.0%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH5 4PQ

Approval Rate

100%12mo

Development

low

MO/2026/01470
Permission in Principle for the demolition of the existing dwelling, garage, workshop, carport, garden store, garden shed and log store / workshop and erection of 6 new semi detached houses.
Pending
MO/2026/01194
Screening opinion pursuant to the Town and Country Planning (Environmental Impact Assessment) Regulations (2017) ("the EIA Regulations") for the construction of up to 400 residential units including land for a new primary school.
Approved
MO/2026/01283
Variance of Condition 2 of planning permission MO/2023/0755/PLAH for the erection of single storey extension and alterations to driveway to allow for a reduced size garage/carport; removal of the approved connecting structure that included a utility room; and the construction of a small entrance porch abutting the existing north elevation of the existing house.
Pending

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,341

Population Density260 /km²

Owner Occupied72%

Age Distribution

0-15 16%16-64 56%65+ 28%

View Area Profile

Schools Nearby

The Weald CofE Primary School
0.4 mi
Good
Newdigate CofE Endowed Aided Infant School
1.4 mi
Good
St John's Church of England Primary School
3.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Unified Academy
3.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Crackerbarrel Farm Horsham Road
-
£525k
-
Capel Lodge Horsham Road
-
£1.90M
-
Crackerbarrel Farm Horsham Road
-
£1.00M
-
Crackerbarrel Farm Horsham Road
-
£675k
-

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