82 Watchetts Drive, Camberley, GU15 2PF

UPRN:100061558902Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: D (57)

Data freshness:Planning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£955,000

£907k - £1.00MHigh

Estimate

£955k

Range

£907k – £1.00M

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

4.63%

Verdict

Derived from HomePortfolio scores

82 Watchetts Drive earns an INVESTIGATE rating with HP Score 68/100. Investment score 65/100 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

32/ 100

Moderate

Walkability

52/ 100

Moderate

Transit & Bike

Transit 8Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +1.0% (HIGH), sold-comps -29.8%, £/sqft -29.8%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 100061558902· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.9%· as of 25 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.79
- valuation_snapshotsrent estimate 3650/mo (range 3300-4050)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,434/mo, -39% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 133 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 3 Nov 2026
Risk & liquidity14.6/15
330 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

£709,000£1,087,000

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£945,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,300-£4,050

Interest rate5.4%

Loan to value75%

Cash required: £323,050
Net cash flow: -£662/mo
Cash on cash: -2.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - 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 100061558902Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.9%Valuation edge · as of 25 Oct 2026
valuation_snapshotsrent estimate 3650/mo (range 3300-4050)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 3650/mo (range 3300-4050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 133 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£955,000

Rent Estimate (pcm)£3,650

Gross Yield4.63%

1y Growth-

3y Growth+1.9%

5y Growth+2.9%

10y Growth+2.7%

Last Sold Price£600,000 (2015-07-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GU15 2PF

Approval Rate

-12mo

Development

low

26/1001/FFU
Installation of parcel locker (retrospective).
Pending
TWA/26/0272
T1 sweet chestnut tree to dead wood and thin canopy T2 sweet chestnut tree to pollard back to olds points. T3 sweet chestnut tree to fell to ground level as overcrowded and T4 would benefit from T3 being removed. T4 sweet chestnut tree to be reduced by 3-4 meters taken of the top and bring the sides in to balance the crown of the tree once the top is brought down. current height is 15m-17m and would like to bring it to 12m-13m. T5 oak tree to be reduced by 2-3 meters canopy height is currently 16m-18m before redction and will be 13m-16m
Pending
26/0974/FFU
Redevelopment of site following demolition of existing buildings and erection of detached restaurant/takeaway with drive thru facility, car parking, landscaping and associated works, including Customer Order Displays (COD).
Pending

View Planning Timeline

Ownership

Corporate Ownership50.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-07-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,793

Population Density-

Owner Occupied49%

Age Distribution

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

View Area Profile

Schools Nearby

Kings International College
0.2 mi
Inspected as Kings International College (URN 132268) on 8 Feb 2022
South Camberley Primary and Nursery School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Grove Primary Academy
0.7 mi
Good
Lyndhurst School
0.8 mi
Inspected by ISI

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

73 Watchetts Drive
-
£972k
-
86 Watchetts Drive
-
£570k
-
79 Watchetts Drive
-
£675k
-
78 Watchetts Drive
-
£885k
-

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