Lea Cottage, Hook Lane, Shere, Guildford, GU5 9QQ

UPRN:100061393253Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: E (43)

Data freshness:Price Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Lea Cottage, Hook Lane, Shere, Guildford, GU5 9QQ

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

£1,883,000

£1.79M - £1.98MHigh

Estimate

£1.88M

Range

£1.79M – £1.98M

Rent Estimate (pcm)

£8,000

£7k - £9k

Monthly

£8,000

Yield

5.19%

Verdict

Derived from HomePortfolio scores

Lea Cottage earns an INVESTIGATE rating with HP Score 62/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (14/100). 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

62/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

14/ 100

Low

Transit & Bike

Transit 4Bike 19

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 27 Oct 2026

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

Valuation edge0/15
claims [AVM +1.8% (HIGH), sold-comps -10.1%, £/sqft -10.0%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 100061393253· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 15.1%· as of 1 Nov 2026
Rental economics1.3/40
gross yield 5.2%; range width penalty ×0.85
- valuation_snapshotsrent estimate 8000/mo (range 7300-8700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,055/mo, -26% 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 27 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 203 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 27 Oct 2026
Risk & liquidity14.6/15
80 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

£1,387,500£1,989,000

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£1,850,000

At the asking price

Monthly rent£8,000/mo

Evidenced range £7,300-£8,700

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: -£705/mo
Cash on cash: -1.2%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - 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_snapshotsestimate for 100061393253Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 15.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 8000/mo (range 7300-8700)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 27 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 27 Oct 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 8000/mo (range 7300-8700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 203 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£1,883,000

Rent Estimate (pcm)£8,000

Gross Yield5.19%

1y Growth-

3y Growth-2.1%

5y Growth+0.2%

10y Growth+1.6%

Last Sold Price£1,230,000 (2020-12-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

5GU5 9QQ

Approval Rate

100%12mo

Development

low

26/P/01310
Demolition of conservatory to be replaced with a new single storey kitchen wing with a flat roof and roof-lights; the replacement of all windows and doors; the construction of a new verandah to the north front of the house; the demolition of the existing porch on the west side of the house and its replacement with a smaller porch; the maintenance and restoration of existing chimneys (amended description 08/10/2026).
Pending
26/P/01271
Erection of a replacement dwelling with garaging and alterations to vehicular access and parking.
Pending
26/P/01270
Erection of single dwelling with associated landscaping and parking provision (following demolition of existing garage)
Pending

View Planning Timeline

Ownership

Corporate Ownership61.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-12-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density124 /km²

Owner Occupied58%

Age Distribution

0-15 19%16-64 60%65+ 21%

View Area Profile

Schools Nearby

Shere CofE Aided Infant School
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Peaslake Free School
1.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Elysian, West Horsley
2.5 mi
Good
Duke of Kent School
2.6 mi
Inspected by ISI

1 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Stable Cottage Hook Lane
-
£1.15M
-
Lea Cottage Hook Lane
-
£1.23M
-
Wychanger Cottage Hook Lane
-
£695k
-
Stable Cottage Hook Lane
-
£890k
-

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