54 West End Lane, Esher, KT10 8LF

UPRN:100061319771End Terrace House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: D (62)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£917,000

£825k - £1.01MMedium

Estimate

£917k

Range

£825k – £1.01M

Rent Estimate (pcm)

£3,600

£3k - £4k

Monthly

£3,600

Yield

4.43%

Verdict

Derived from HomePortfolio scores

54 West End Lane earns an INVESTIGATE rating with HP Score 64/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (10/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 5Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 10 Nov 2026

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

Valuation edge2.5/15
claims [AVM -6.3% (MEDIUM), sold-comps +5.2%, £/sqft +5.2%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 100061319771· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%· as of 7 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3600/mo (range 3250-3950)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,597/mo, -44% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 40 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 & liquidity12.8/15
218 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

£731,000£1,121,000

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£975,000

At the asking price

Monthly rent£3,600/mo

Evidenced range £3,250-£3,950

Interest rate5.4%

Loan to value75%

Cash required: £335,050
Net cash flow: -£798/mo
Cash on cash: -2.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 100061319771Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 3600/mo (range 3250-3950)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 3600/mo (range 3250-3950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 40 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£917,000

Rent Estimate (pcm)£3,600

Gross Yield4.43%

1y Growth-31.2%

3y Growth-5.4%

5y Growth+1.5%

10y Growth+1.1%

Last Sold Price£820,000 (2021-11-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2KT10 8LF

Approval Rate

-12mo

Development

low

2026/2643
Non-Material Amendments to planning permission 2024/1383 to alter the internal layout, to add a sliding door to rear elevation, amendment to sliding doors at living room on ground floor, alterations to the configuration of the south dormer window, reconfiguration of the roofs of the three rear dormers, modifications to the design of the new east chimney and to omit the solar panels from the roof.
Pending
2026/2569
West End Conservation Area - T2097 - Laurus nobilis (Bay/Bay Laurel/Poets Laurel) Reduce height - Specified extent. Reduce by c. 2.5 m.
Pending
2026/2429
Tree Preservation Order ESH:42 - Current Claim T2 (Horse Chestnut) - Reduce height to 10m and crown spread to 7m leaving balanced crown. Pune on a triennial cycle to maintain at broadly reduced dimensions Future Risk T1 (Horse Chestnut) - Maintain broadly at no more than current dimensions by period pruning TG1 (Horse Chestnut) - Maintain broadly at no more than current dimensions by periodic pruning (subject to review if movement persists) H1 (Blackthorn, Cotoneaster, Yew) - Do not allow to exceed current dimensions (subject to review if movement persists)
Pending

View Planning Timeline