31 Willow Way, Epsom, KT19 0EJ

UPRN:100061368966Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (67)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£653,000

£621k - £686kHigh

Estimate

£653k

Range

£621k – £686k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

5.80%

Verdict

Derived from HomePortfolio scores

31 Willow Way earns an INVESTIGATE rating with HP Score 64/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (56/100). 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

64/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

57/ 100

Elevated

Walkability

56/ 100

Moderate

Transit & Bike

Transit 16Bike 57

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£600,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,650-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£17/mo
Cash on cash: -0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - clears 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£653,000

Rent Estimate (pcm)£2,900

Gross Yield5.80%

1y Growth-

3y Growth+0.2%

5y Growth+1.3%

10y Growth+1.9%

Last Sold Price£150,000 (1999-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0KT19 0EJ

Approval Rate

-12mo

Development

low

26/01255/PDE
Permitted Development Prior Notification: Single storey rear extension (6.00m in depth, maximum height of 3.60m and eaves height of 3.00m)
Pending
26/01253/FLH
Demolition of existing garage. Single storey front extension including porch, two storey side extension and part single part two storey rear extension incorporating rear roof alteration and dormer extensions.
Pending
26/01192/FLHF
Single storey front porch extension and two storey side extension following demolition of existing garage and rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership56.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-12-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density-

Owner Occupied91%

Age Distribution

0-15 20%16-64 62%65+ 18%

View Area Profile

Schools Nearby

West Ewell Primary School and Nursery
0.1 mi
Good
Riverview CofE Primary and Nursery School VA
0.4 mi
Good
Epsom and Ewell High School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Danetree Primary School
0.5 mi
Inspected as Danetree Junior School (URN 124960) on 21 Mar 2012

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

43 Willow Way
-
£530k
-
21 Willow Way
-
£670k
-
29 Willow Way
-
£575k
-
37 Willow Way
-
£508k
-

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