18 Forest Way, Ashtead, KT21 1JL

UPRN:100061415952Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band FEPC: D (63)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£826,000

£784k - £867kHigh

Estimate

£826k

Range

£784k – £867k

Rent Estimate (pcm)

£2,700

£2k - £3k

Monthly

£2,700

Yield

3.75%

Verdict

Derived from HomePortfolio scores

18 Forest Way earns an INVESTIGATE rating with HP Score 74/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (44/100). 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

74/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

44/ 100

Mixed

Transit & Bike

Transit 6Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 -4.7% (HIGH)] → 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 100061415952· as of 12 Oct 2026
Rental economics0/40
gross yield 3.7%; range width penalty ×0.72
- valuation_snapshotsrent estimate 2700/mo (range 2350-3000)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,795/mo, -66% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 42 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 2 Nov 2026
Risk & liquidity14.6/15
120 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

£649,000£994,500

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£865,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,350-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £294,050
Net cash flow: -£1,050/mo
Cash on cash: -4.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - 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 100061415952Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2700/mo (range 2350-3000)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2700/mo (range 2350-3000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 42 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£826,000

Rent Estimate (pcm)£2,700

Gross Yield3.75%

1y Growth-

3y Growth+4.3%

5y Growth+3.1%

10y Growth+2.9%

Last Sold Price£340,000 (2005-03-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0KT21 1JL

Approval Rate

-12mo

Development

low

MO/2026/01514
Certificate of Lawfulness for a proposed development in respect of the erection of a single storey rear extension.
Pending
MO/2026/01484
TPO/103/2/B T1 (TPO/103/2/B) : English Oak (rear garden) - Reduce overall canopy by 3 metres to appropriate growth points, following bs3998. Tops to be reduced by 1.5-2 metres, Eastern and Southern laterals to be reduced by 3 metres. North and Eastern laterals to be reduced by 1.5-2 metres. Remove major deadwood of 25mm in diameter and larger. Remove OPM nests.
Pending
MO/2026/01458
Submission of details pursuant to Conditions 4 and 5 of planning permission MO/2023/1446 for the demolition of existing two bedroom bungalow and construction of new single storey annex containing umpires changing facilities, kitchenette with servery hatch for spectator refreshments and new one bedroom living accommodation for seasonal use by visiting cricket players and club employees. Improvements to external access and seating areas. Minor internal alterations to existing pavilion.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-03-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,341

Population Density4,216 /km²

Owner Occupied79%

Age Distribution

0-15 22%16-64 58%65+ 20%

View Area Profile

Schools Nearby

The Greville Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Giles' CofE (Aided) Infant School
0.6 mi
GoodConcerns
Barnett Wood Infant School
0.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
City of London Freemen's School
0.8 mi
Inspected by ISI

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

12 Forest Way
-
£860k
-
6 Forest Way
-
£875k
-
24 Forest Way
-
£675k
-
2 Forest Way
-
£720k
-

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