16 Catlin Gardens, Godstone, RH9 8NT

UPRN:100061577463Detached PropertyBeds -Built 1996-2002

FreeholdCouncil Tax: Band GEPC: C (74)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£838,000

£796k - £880kHigh

Estimate

£838k

Range

£796k – £880k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

3.40%

Verdict

Derived from HomePortfolio scores

16 Catlin Gardens earns an INVESTIGATE rating with HP Score 69/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (57/100). 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

69/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

30/ 100

Moderate

Walkability

57/ 100

Moderate

Transit & Bike

Transit 9Bike 45

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 +9.4% (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 100061577463· as of 13 Oct 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.60
- valuation_snapshotsrent estimate 2150/mo (range 1800-2450)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,754/mo, -82% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 51 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 4 Nov 2026
Risk & liquidity14.6/15
52 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

£569,500£873,500

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£759,500

At the asking price

Monthly rent£2,150/mo

Evidenced range £1,800-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £257,125
Net cash flow: -£1,075/mo
Cash on cash: -5.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.84 - 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 100061577463Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2150/mo (range 1800-2450)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2150/mo (range 1800-2450)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 51 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£838,000

Rent Estimate (pcm)£2,150

Gross Yield3.40%

1y Growth-

3y Growth-0.7%

5y Growth+1.3%

10y Growth+3.1%

Last Sold Price£364,950 (2003-04-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH9 8NT

Approval Rate

-12mo

Development

low

2026/539/Cond1
Details pursuant to Condition 3 (programme of building recording), 4 (structural report) ad 11 (methodology statement with supporting plans relating to the provision of service) of planning permission ref: 2026/539 dated 23/07/2026 (Demolition of modern extensions and change of use of existing hotel to form 2no dwellings, erection of 7no dwellings on surrounding land, and associated alterations to access and parking (listed building consent))
Pending
2026/923
Introduction of 3 externally mounted air conditioning units within the existing external bin store. Air conditioning units are to service the commercial property.
Pending
2026/1234
Erection of Two storey front/side extension
Pending

View Planning Timeline

Ownership

Corporate Ownership69.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-04-25
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£33,316

Population Density234 /km²

Owner Occupied78%

Age Distribution

0-15 15%16-64 60%65+ 25%

View Area Profile

Schools Nearby

Orpheus Centre
0.4 mi
-
Godstone Primary and Nursery School
0.5 mi
Good
Caterham Prep
1.3 mi
Inspected by ISI
Bletchingley Village Primary School
1.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

7 Catlin Gardens
-
£681k
-
15 Catlin Gardens
-
£600k
-
10 Catlin Gardens
-
£548k
-
9 Catlin Gardens
-
£500k
-

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