Flat 5, Westerfolds, 11 Sandy Lane, Woking, GU22 8BA

UPRN:10002417779Converted Flat3 bedsBuilt before 1900

LeaseholdCouncil Tax: Band DEPC: C (72)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 5, Westerfolds, 11 Sandy Lane, Woking, GU22 8BA

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£484,000

£460k - £508kHigh

Estimate

£484k

Range

£460k – £508k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

6.80%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 77/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (48/100). 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 NationsMarket 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

77/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

48/ 100

Mixed

Transit & Bike

Transit 30Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +7.0% (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 9 Nov 2026
- valuation_snapshotsestimate for 10002417779· as of 9 Nov 2026
Rental economics13.9/40
gross yield 6.8%; range width penalty ×0.96
- valuation_snapshotsrent estimate 2550/mo (range 2400-2700)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -154/mo, -6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 253 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 10 Nov 2026
Risk & liquidity14.7/15
359 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,400-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £247/mo
Cash on cash: 2.0%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.68 - 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 10002417779Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2550/mo (range 2400-2700)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 2550/mo (range 2400-2700)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£484,000

Rent Estimate (pcm)£2,550

Gross Yield6.80%

1y Growth-

3y Growth-0.3%

5y Growth+0.0%

10y Growth+2.0%

Last Sold Price£320,000 (2010-03-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GU22 8BA

Approval Rate

-12mo

Development

low

PLAN/2026/0713
Proposed replacement three-storey dwelling house including rooms in the roofspace and an integral garage.
Pending
TREE/2026/8302
T1 : Scots Pine - Remove tree (Works subject to TPO 626/0070/1964)
Pending
TREE/2026/8315
T1: Oak - Fell. G1: Group of 3 Oaks - Reduce lateral spread to southeast by 2m. Retain lateral spread of 5m. Remove epicormic from main stems of all 3 trees. G2: x 2 Oaks- Reduce lateral spread by 2m. Retain 3m lateral spread next to house and remove epicormic from stem. (Works subject to TPO 626/0070/1964) (Permission not required for deadwood)
Pending

View Planning Timeline

Ownership

Corporate Ownership63.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2010-03-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,172

Population Density3,326 /km²

Owner Occupied69%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

Greenfield School
0.3 mi
Inspected by ISI
New Monument Primary Academy
0.3 mi
Good
St Dunstan's Catholic Primary School, Woking
0.4 mi
Outstanding
The Park School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

5 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

25 Sandy Lane
-
£465k
-
3 Sandy Lane
-
£480k
-
Almorah, 19 Sandy Lane
-
£478k
-
21 Sandy Lane
-
£440k
-

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