Merlin House, Itchel Lane, Crondall, Farnham, GU10 5PR

UPRN:100060418072Detached House5 bedsBuilt 1967-1975

FreeholdCouncil Tax: -EPC: D (60)

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

Merlin House, Itchel Lane, Crondall, Farnham, GU10 5PR

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,735,000

£1.65M - £1.82MHigh

Estimate

£1.74M

Range

£1.65M – £1.82M

Rent Estimate (pcm)

£5,450

£5k - £6k

Monthly

£5,450

Yield

4.10%

Verdict

Derived from HomePortfolio scores

Merlin House earns an INVESTIGATE rating with HP Score 71/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (32/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

32/ 100

Mixed

Transit & Bike

Transit 7Bike 48

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 +8.1% (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 12 Oct 2026
- valuation_snapshotsestimate for 100060418072· as of 12 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.70
- valuation_snapshotsrent estimate 5450/mo (range 4800-6150)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,853/mo, -52% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 247 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 2 Nov 2026
Risk & liquidity14.6/15
222 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

£1,196,000£1,834,000

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£1,595,000

At the asking price

Monthly rent£5,450/mo

Evidenced range £4,800-£6,150

Interest rate5.4%

Loan to value75%

Cash required: £584,950
Net cash flow: -£1,610/mo
Cash on cash: -3.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.01 - 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 100060418072Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 5450/mo (range 4800-6150)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 5450/mo (range 4800-6150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 247 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£1,735,000

Rent Estimate (pcm)£5,450

Gross Yield4.10%

1y Growth-

3y Growth-1.6%

5y Growth-1.0%

10y Growth+1.3%

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

1GU10 5PR

Approval Rate

100%12mo

Development

low

26/01889/CA
T1. Liquid Amber - Fell
Pending
26/01861/CA
T1. Willow - Reduce lateral growth by 5m on south side of tree. Reduce to shape remainder of tree by 4-6m back to previous pruning points T2. Yew -Crownlift and reduce lateral growth to boundary T3. Sycamore - Reduce lateral growth to boundary T4. Liriodendron -Remove due to weak codominant stems. Previously installed cable brace now failing. T5. Cherry - Remove due to disease and weak codominant stems. Previously installed cable brace now failing.
Pending
26/01761/PREAPP
A. Replacing the 1970s link with a lightweight, triple-glazed timber conservatory with lead flashings. B. A new traditional sash window on the Dippenhall Street elevation, matching the existing sashes. C. Forming a glazed timber door from a non-original sash and replacing the existing garden door, both within the existing openings. D. New windows in former stable openings in the coach house, and removing the modern chimney and stove pipe. E. Replacing three first-floor rear windows, including PVC units, with triple-glazed timber casements. F. Adding glazed panels to the existing door. G. Relevelling the garden terraces to a level decked patio, with a new wall and tree planting forming a walled garden. H. Removing the vehicle gates and the street-side fencing. I. Loft insulation, like-for-like roof repairs, and PV panels hidden in the roof valley.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.7%
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£39,341

Population Density610 /km²

Owner Occupied70%

Age Distribution

0-15 21%16-64 55%65+ 24%

View Area Profile

Schools Nearby

Crondall Primary School
0.3 mi
Inspected as Crondall Primary School (URN 115878) on 16 Oct 2018
St Nicholas' School
1.3 mi
Inspected by ISI
Crookham Church of England Aided Infant School
2.1 mi
Good
Church Crookham Junior School
2.4 mi
GoodConcerns

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

View All Schools

Comparables

View All

Greywell Lodge Itchel Lane
-
£2.02M
-
Rudge House Itchel Lane
-
£3.30M
-
Paddocks Itchel Lane
-
£1.25M
-
Peperstiche Itchel Lane
-
£1.34M
-

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