Carn Brea, Hockering Road, Woking, GU22 7HG

UPRN:100061647660Detached House6 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band HEPC: D (62)

Data freshness:Listing· freshPlanning· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Carn Brea, Hockering Road, Woking, GU22 7HG

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

£2,447,000

£1.96M - £2.94MLow

Estimate

£2.45M

Range

£1.96M – £2.94M

Rent Estimate (pcm)

£9,400

£9k - £10k

Monthly

£9,400

Yield

3.76%

Verdict

Derived from HomePortfolio scores

Carn Brea earns an INVESTIGATE rating with HP Score 71/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (63/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

35/ 100

Moderate

Walkability

63/ 100

Moderate

Transit & Bike

Transit 14Bike 47

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£3,000,000

At the asking price

Monthly rent£9,400/mo

Evidenced range £8,500-£10,300

Interest rate5.4%

Loan to value75%

Cash required: £1,175,050
Net cash flow: -£3,617/mo
Cash on cash: -3.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£2,447,000

Rent Estimate (pcm)£9,400

Gross Yield3.76%

1y Growth-

3y Growth-0.3%

5y Growth+0.0%

10y Growth+2.0%

Last Sold Price£1,120,000 (2003-08-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1GU22 7HG

Approval Rate

-12mo

Development

low

TREE/2026/8307
T10: Lime - Dismantle to ground level, significant basal decay and poor crown vitality (Works subject to TPO 626/0046/1962)
Pending
TREE/2026/8306
T1: Cedar - Reduce 2 lowest limbs growing toward house by 3m and reduce 1 limb by 3m on South West side. T2: False Acacia - Dismantle to ground level. T3: Beech - Crown lift to 5m. T4: False Acacia - Dismantle to ground level. (Works subject to TPO/0002/2015)
Pending
TREE/2026/8305
T1: Willow - Prune back to create 2-3m clearance from house. Prune road side back by 3m. Reducing lower canopy by 2m. Retain radial spread of 3-4m (Works within
Pending

View Planning Timeline

Ownership

Corporate Ownership63.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-08-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,172

Population Density3,450 /km²

Owner Occupied55%

Age Distribution

0-15 16%16-64 67%65+ 17%

View Area Profile

Schools Nearby

Compass Community School Hampshire
0.2 mi
Good
The Park School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Dunstan's Catholic Primary School, Woking
0.3 mi
Outstanding
Maybury Primary School
0.5 mi
Good

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Sefton Hockering Road
-
£1.95M
-
Hockering Corner Hockering Road
-
£1.40M
-
Langley Hockering Road
-
£1.62M
-
Hockering Corner Hockering Road
-
£1.32M
-

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