Edolphs, Norwood Hill Road, Charlwood, Horley, RH6 0EB

UPRN:100061429136Semi-Detached House3 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

Data freshness:Price Paid· freshPlanning· 2mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Edolphs, Norwood Hill Road, Charlwood, Horley, RH6 0EB

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£1,023,000

£818k - £1.23MLow

Estimate

£1.02M

Range

£818k – £1.23M

Rent Estimate (pcm)

£4,000

£4k - £4k

Monthly

£4,000

Yield

5.58%

Verdict

Derived from HomePortfolio scores

Edolphs earns an INVESTIGATE rating with HP Score 49/100. Investment score 47/100 reflects below-average fundamentals. Crime intensity is moderate. Walkability is limited (10/100). 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 SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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

49/ 100

Mixed

Investment Score

47/ 100

Mixed

Crime Score

59/ 100

Elevated

Walkability

10/ 100

Low

Transit & Bike

Transit 39Bike 25

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics3.5/40
gross yield 5.6%; range width penalty ×0.75; the estimate this rent rides on sits 16% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4000/mo (range 3550-4450)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -818/mo, -20% 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 28 Oct 2026
Risk & liquidity9.2/15
386 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£860,000

At the asking price

Monthly rent£4,000/mo

Evidenced range £3,550-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £292,300
Net cash flow: -£133/mo
Cash on cash: -0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - 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_snapshotsrent estimate 4000/mo (range 3550-4450)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4000/mo (range 3550-4450)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,023,000

Rent Estimate (pcm)£4,000

Gross Yield5.58%

1y Growth-74.4%

3y Growth+0.2%

5y Growth+0.9%

10y Growth+2.2%

Last Sold Price£700,000 (2022-11-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1RH6 0EB

Approval Rate

-12mo

Development

low

MO/2026/01289
Demolition of existing single storey side element and erection of a single storey side and rear extension.
Conditions
MO/2025/02460
Discharge on Condition 8 of approved outline application MO/2021/0561 for the consideration of access in respect of the erection of 8 No. dwellings with associated parking and amenity space following demolition of the existing buildings.
Conditions
MO/2025/02065
Reduction in height of various hedgerow trees which grow on the boundary line of Spottles Farm and Pudding Lane from the entrance of property, moving along Pudding Lane away from Norwood Hill Road, T2 & T3 - Ash trees approx 10 metres high to be reduced to approx 7 metres, T4 & T5 - Oak trees 10 metres high, to be reduced reshaped by approx 3-4 metres, reducing height to approx 7 metres, T6 - Oak tree behind hay barn, currently over 10 metres high, to be reduced and reshaped by approx 3-4 metres, reducing height to approx 7 metres. T7 - T12 - larger of Ash trees to be reduced to approx 7 metres, smaller Ash to be reduced to 7ft-8ft in line with hedgerow growth, T13 & T14 - Oak trees approx 10 metres high to be reduced by 3 metres to appox 7 metres high, T15 - smaller Ash to be reduced to hedgerow height of appox 7ft-8ft There is also hawthorn in the hedgerow which will also be pruned back.
Approved

View Planning Timeline