2 Clare Hill, Esher, KT10 9NA

UPRN:100061314002Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band HEPC: D (61)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£2,459,000

£2.34M - £2.58MHigh

Estimate

£2.46M

Range

£2.34M – £2.58M

Rent Estimate (pcm)

£8,650

£8k - £10k

Monthly

£8,650

Yield

4.61%

Verdict

Derived from HomePortfolio scores

2 Clare Hill earns an INVESTIGATE rating with HP Score 76/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (54/100). 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)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

76/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

54/ 100

Moderate

Transit & Bike

Transit 11Bike 43

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£2,250,000

At the asking price

Monthly rent£8,650/mo

Evidenced range £7,750-£9,550

Interest rate5.4%

Loan to value75%

Cash required: £860,050
Net cash flow: -£1,605/mo
Cash on cash: -2.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£2,459,000

Rent Estimate (pcm)£8,650

Gross Yield4.61%

1y Growth-

3y Growth-5.4%

5y Growth+1.5%

10y Growth+1.1%

Last Sold Price£450,000 (1998-01-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1KT10 9NA

Approval Rate

100%12mo

Development

low

2026/2223
Construction of two pairs of two-storey semi-detached houses with rooms in the roofspace, associated landscaping, car parking, cycle and bin storage and heat pumps following demolition of the existing detached house, detached garage and associated buildings.
Pending
2026/2189
EL:94/22 - 1. Oak front LHS by ramp to car park - Crown Reduction. Reducing the height and spread of the tree by up to 1-2 metres. Reduce the SE limb by 2-3 metres, remove major deadwood and remove the disfunctional scaffold to source. All pruning cuts shall be made to suitable secondary growth points and shall maintain a stable platform for the expected regrowth 2. Oak front boundary - The upright leaders of the primary scaffold at 10m to the south, adjacent to the apartment block should be reduced by 5m/ 50% to leave a remaining upright length of approximately 4 to 5m. Pruning back to suitable growth points. The remaining previously reduced branches
Pending
2026/2156
Confirmation of Compliance with Condition: 5 (Details to be submitted) of planning permission 2025/0121.
Pending

View Planning Timeline