9 Moore Grove Crescent, Egham, TW20 9RH

UPRN:100061501384Terrace Property6 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: D (66)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£588,000

£558k - £617kHigh

Estimate

£588k

Range

£558k – £617k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

6.32%

Verdict

Derived from HomePortfolio scores

9 Moore Grove Crescent earns an INVESTIGATE rating with HP Score 75/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (52/100). 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

75/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

52/ 100

Moderate

Transit & Bike

Transit 5Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 28 Oct 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +3.1% (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 13 Oct 2026
- valuation_snapshotsestimate for 100061501384· as of 13 Oct 2026
Rental economics22.3/40
gross yield 7.8% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 3700/mo (tenanted)· as of 28 Oct 2026
Stress margin5/30
stressed cash flow +185/mo, +5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 28 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 54 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 28 Oct 2026
Risk & liquidity14.6/15
227 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 sensitivityScores 70+ up to £456,000

£427,500£655,500

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£569,950

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,800-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £190,783
Net cash flow: £153/mo
Cash on cash: 1.0%
Score at this price: 42

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.56 - 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 100061501384Valuation edge · as of 13 Oct 2026
listing_factscontractual rent 3700/mo (tenanted)Rental economics · as of 28 Oct 2026
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

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Seller motivation could not be scored
context, not scored: 1 price cut(s), 54 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Set your walk-away price before viewing - above £456,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£588,000

Rent Estimate (pcm)£3,000

Gross Yield6.32%

1y Growth-

3y Growth-0.7%

5y Growth+1.3%

10y Growth+2.4%

Last Sold Price£415,000 (2014-10-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TW20 9RH

Approval Rate

-12mo

Development

low

RU.26/1419
Proposed erection of flat roof single storey rear extension.
Pending
RU.26/1432
Section 73 application to vary Conditions 2 (List of Approved Plans) & 4 (Landscaping) to allow for separating part of the garden to plot 2 and associated changes to hard and soft landscaping, cycle storage and gate material of permission RU.21/1685 (Variation of condition 2 of planning permission RU.20/0423 to amend the position of plot 2)
Pending
RU.26/1358
Removal of existing bungalow roof, extensions and alterations to create a first floor with new roof including rooflights and first floor covered terrace. Also inclusion of a double garage with storage set into the existing bank of the front garden, including a green roof.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-10-31
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£42,203

Population Density-

Owner Occupied62%

Age Distribution

0-15 13%16-64 76%65+ 11%

View Area Profile

Schools Nearby

Royal Holloway and Bedford New College
0.4 mi
-
Egham Park School Ltd
0.5 mi
Inspected by ISI
Manorcroft Primary School
0.6 mi
Good
St Jude's Church of England Junior School
0.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

2 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 Moore Grove Crescent
-
£495k
-
23 Moore Grove Crescent
-
£480k
-
17 Moore Grove Crescent
-
£570k
-
53 Moore Grove Crescent
-
£460k
-

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