82 Raymond Crescent, Guildford, GU2 7SZ

UPRN:100061400299Semi-Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band DEPC: D (65)

Data freshness:Listing· freshPlanning· 1mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 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

19 of 21 sources

Sale Estimate

£523,000

£497k - £549kHigh

Estimate

£523k

Range

£497k – £549k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

5.08%

Verdict

Derived from HomePortfolio scores

82 Raymond Crescent earns an INVESTIGATE rating with HP Score 60/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (73/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

82/ 100

Elevated

Walkability

73/ 100

High

Transit & Bike

Transit 23Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -37.7% (HIGH), sold-comps -48.5%, £/sqft -48.3%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 100061400299· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.4%· as of 1 Nov 2026
Rental economics0.6/40
gross yield 5.1%; range width penalty ×0.90
- valuation_snapshotsrent estimate 3050/mo (range 2800-3250)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -926/mo, -30% 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), 104 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 & liquidity14.7/15
266 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

£540,000£828,000

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£720,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,800-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £243,300
Net cash flow: -£318/mo
Cash on cash: -1.6%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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 100061400299Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.4%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3050/mo (range 2800-3250)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 3050/mo (range 2800-3250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 104 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£523,000

Rent Estimate (pcm)£3,050

Gross Yield5.08%

1y Growth-29.5%

3y Growth-0.2%

5y Growth+1.9%

10y Growth+2.1%

Last Sold Price£429,500 (2021-03-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3GU2 7SZ

Approval Rate

100%12mo

Development

low

26/D/00159/6
Discharge of condition 27 (Surface Water Drainage) of planning application 25/P/01522, approved 22/10/2026
Pending
26/P/01465
First floor side extension with part conversion of garage to habitable accommodation together with changes to fenestration and roof
Pending
26/D/00162
45TheChaseElevationsV1.pdf 45TheChaseExistingBlockPlanV1.pdf 45TheChaseExistingPlanV1.pdf 45TheChaseProposedBlockPlanV1.pdf 45TheChaseProposedPlanV1.pdf 45TheChaseProposedVibilitySplayBlockPlanV1.pdf 45TheChaseSiteLocationPlanV1.pdf Planning Statement - DoC_45 The Chase Application 26/P/01107. Approved 19/10/2026.
Pending

View Planning Timeline