23 Grove Way, Esher, KT10 8HQ

UPRN:100061316011-Beds -Built 1930-1949

Tenure: -Council Tax: Band GEPC: E (53)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,693,000

£1.35M - £2.03MLow

Estimate

£1.69M

Range

£1.35M – £2.03M

Rent Estimate (pcm)

£5,950

£5k - £7k

Monthly

£5,950

Yield

5.29%

Verdict

Derived from HomePortfolio scores

23 Grove Way earns an INVESTIGATE rating with HP Score 73/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (42/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

73/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

42/ 100

Mixed

Transit & Bike

Transit 8Bike 32

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics1.8/40
gross yield 5.3%; range width penalty ×0.76; the estimate this rent rides on sits 20% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5950/mo (range 5300-6600)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,452/mo, -24% 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 9 Nov 2026
Risk & liquidity9.2/15
218 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,350,000

At the asking price

Monthly rent£5,950/mo

Evidenced range £5,300-£6,600

Interest rate5.4%

Loan to value75%

Cash required: £485,050
Net cash flow: -£437/mo
Cash on cash: -1.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - 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_snapshotsrent estimate 5950/mo (range 5300-6600)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 5950/mo (range 5300-6600)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,693,000

Rent Estimate (pcm)£5,950

Gross Yield5.29%

1y Growth-

3y Growth-5.4%

5y Growth+1.5%

10y Growth+1.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0KT10 8HQ

Approval Rate

-12mo

Development

low

2026/2247
Variation of Condition 2 (Approved Plans) and Condition 3 (Materials samples) of planning permission 2025/1036 (Additional detached two-storey house with new vehicular access from Hampton Court Way) to add 1no. side rooflight, alter design of solar panels and alterations to internal layout, fenestration and external finishes.
Pending
2026/2201
First floor rear extension, garage conversion to living space with front bay window and alterations to fenestration.
Pending
2026/2160
Single-storey rear/side extension, single-storey front extension and front proch canopy.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,607

Population Density-

Owner Occupied88%

Age Distribution

0-15 23%16-64 60%65+ 17%

View Area Profile

Schools Nearby

Cranmere Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Weston Green Preparatory School
0.6 mi
Inspected by ISI
St Paul's Catholic Primary School, Thames Ditton
0.6 mi
Good
Esher Sixth Form College
0.7 mi
-

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

View All Schools

Comparables

View All

21 Grove Way
-
£1.30M
-
55 Grove Way
-
£1.78M
-
51 Grove Way
-
£1.77M
-
53 Grove Way
-
£2.00M
-

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