Kynance, 7 Smithwood Avenue, Cranleigh, GU6 8PS

UPRN:100061597118Detached Bungalow3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: C (69)

Data freshness:Listing· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

Kynance, 7 Smithwood Avenue, Cranleigh, GU6 8PS

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£627,000

£596k - £658kHigh

Estimate

£627k

Range

£596k – £658k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

4.40%

Verdict

Derived from HomePortfolio scores

Kynance earns an INVESTIGATE rating with HP Score 65/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). 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

65/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 4Bike 17

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 +4.3% (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 9 Nov 2026
- valuation_snapshotsestimate for 100061597118· as of 9 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.75
- valuation_snapshotsrent estimate 2200/mo (range 1950-2450)· as of 9 Nov 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 11 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,044/mo, -47% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 305 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 11 Nov 2026
Risk & liquidity14.7/15
163 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

£450,000£690,000

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£599,950

At the asking price

Monthly rent£2,200/mo

Evidenced range £1,950-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £201,283
Net cash flow: -£502/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 100061597118Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2200/mo (range 1950-2450)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 11 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 2200/mo (range 1950-2450)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£627,000

Rent Estimate (pcm)£2,200

Gross Yield4.40%

1y Growth-34.6%

3y Growth-2.3%

5y Growth+0.4%

10y Growth+2.5%

Last Sold Price£415,000 (2015-09-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2GU6 8PS

Approval Rate

100%12mo

Development

low

TM/2026/02002
Application for removal of trees subject of tree preservation order 25/06
Pending
TM/2026/01975
Application for works to tree subject of tree preservation order 25/06
Pending
WA/2026/01949
Erection of a link extension and alterations to 2 x existing outbuildings to provide a residential annexe.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-09-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,326

Population Density-

Owner Occupied78%

Age Distribution

0-15 25%16-64 55%65+ 20%

View Area Profile

Schools Nearby

Cranleigh School
0.9 mi
Inspected by ISI
St Joseph's Specialist Trust
1.3 mi
Outstanding
Cranleigh Church of England Primary School
1.4 mi
Inspected as Cranleigh Church of England Primary School (URN 135566) on 13 Dec 2022
Glebelands School
1.4 mi
Inspected as Glebelands School (URN 125259) on 21 Mar 2023

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

View All Schools

Comparables

View All

3 Smithwood Avenue
-
£1.33M
-
15 Smithwood Avenue
-
£625k
-
Kingfishers, 13 Smithwood Avenue
-
£955k
-
8 Smithwood Avenue
-
£650k
-

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