91 Glaziers Lane, Normandy, Guildford, GU3 2DF

UPRN:100061390206Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: B (87)

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

91 Glaziers Lane, Normandy, Guildford, GU3 2DF

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

£1,395,000

£1.32M - £1.46MHigh

Estimate

£1.40M

Range

£1.32M – £1.46M

Rent Estimate (pcm)

£5,200

£5k - £6k

Monthly

£5,200

Yield

4.46%

Verdict

Derived from HomePortfolio scores

91 Glaziers Lane earns an INVESTIGATE rating with HP Score 65/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (6/100). 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 NationsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

6/ 100

Low

Transit & Bike

Transit 7Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -0.3% (HIGH), sold-comps -23.8%, £/sqft -23.8%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 100061390206· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.9%· as of 7 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.76
- valuation_snapshotsrent estimate 5200/mo (range 4600-5750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,212/mo, -43% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 268 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 6 Nov 2026
Risk & liquidity14.6/15
103 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

£1,049,500£1,609,500

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£1,399,500

At the asking price

Monthly rent£5,200/mo

Evidenced range £4,600-£5,750

Interest rate5.4%

Loan to value75%

Cash required: £504,850
Net cash flow: -£1,123/mo
Cash on cash: -2.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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 100061390206Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 23.9%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 5200/mo (range 4600-5750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 5200/mo (range 4600-5750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 268 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. 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£1,395,000

Rent Estimate (pcm)£5,200

Gross Yield4.46%

1y Growth-

3y Growth-2.6%

5y Growth-0.7%

10y Growth+1.4%

Last Sold Price£400,000 (2017-01-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2GU3 2DF

Approval Rate

100%12mo

Development

low

26/P/01436
Erection of a garden wall and gated entrance.
Pending
26/P/01224
Demolition of existing barn, detached garage and hall to the existing dwelling. Erection of an open porch to the existing dwelling, new access for the existing dwelling, new dwelling with parking, landscape served off the existing access.
Pending
26/P/01132
Erection of 4no residential dwellings with associated works following demolition of existing nursery building.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-01-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density151 /km²

Owner Occupied90%

Age Distribution

0-15 12%16-64 53%65+ 35%

View Area Profile

Schools Nearby

Normandy Village School
0.8 mi
Inspected as Wyke Primary Academy (URN 145543) on 27 Sep 2022
Puttenham CofE Infant School
1.8 mi
Inspected as Puttenham CofE Infant School (URN 125195) on 22 Nov 2022
Wood Street Infant School and Nursery
1.9 mi
Inspected as Wood Street Infant School (URN 125004) on 28 Jan 2025
Ash Grange Nursery and Primary School
2.1 mi
-

4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Vaglefield, 85 Glaziers Lane
-
£450k
-
Redlands, 81 Glaziers Lane
-
£875k
-
El Shaddai, 73B Glaziers Lane
-
£370k
-
Saddleback Barn, 73A Glaziers Lane
-
£950k
-

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