40 Boltons Lane, Woking, GU22 8TN

UPRN:100061639331-Beds -Built 1930-1949

Tenure: -Council Tax: Band EEPC: D (67)

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

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£713,000

£642k - £785kMedium

Estimate

£713k

Range

£642k – £785k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

6.32%

Verdict

Derived from HomePortfolio scores

40 Boltons Lane earns an INVESTIGATE rating with HP Score 68/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (24/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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

68/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

24/ 100

Low

Transit & Bike

Transit 8Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 20% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +20.1% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 100061639331· as of 10 Oct 2026
Rental economics9.1/40
gross yield 6.3%; range width penalty ×0.87; the estimate this rent rides on sits 20% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3000/mo (range 2750-3250)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 20% 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 -330/mo, -11% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 93 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 30 Oct 2026
Risk & liquidity12.8/15
359 sales/12mo in area; valuation range width 20%
- 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

£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£570,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,750-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £190,800
Net cash flow: £153/mo
Cash on cash: 1.0%
Score at this price: 22

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 100061639331Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 3000/mo (range 2750-3250)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 20% 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 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 3000/mo (range 2750-3250)
Rental economics needs verification before you rely on it
sale estimate 20% above the ask on the same snapshot - verify the rent describes this home

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. 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£713,000

Rent Estimate (pcm)£3,000

Gross Yield6.32%

1y Growth-

3y Growth-0.3%

5y Growth+0.0%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1GU22 8TN

Approval Rate

-12mo

Development

low

PLAN/2026/0749
Erection of a two-storey rear extension with Juliet balcony as approved pursuant to application PLAN/2025/0125. Conversion of loft to habitable accommodation, erection of a rear roof extension and insertion of 3no. rooflights. Addition of rooflight to existing single storey (east) side projection.
Pending
PLAN/2026/0736
Erection of first floor front, side and rear extensions.
Pending
PLAN/2026/0743
Certificate of Proposed Lawful Development for erection of a single storey side extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,172

Population Density-

Owner Occupied85%

Age Distribution

0-15 16%16-64 52%65+ 32%

View Area Profile

Schools Nearby

Pyrford Church of England Primary School
0.1 mi
Outstanding
The Marist Catholic Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
West Byfleet Junior School
1.1 mi
-
West Byfleet Infant School
1.1 mi
Good

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

View All Schools

Comparables

View All

49 Boltons Lane
-
£550k
-
69 Boltons Lane
-
£713k
-
84 Boltons Lane
-
£617k
-
51 Boltons Lane
-
£405k
-

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