31 Manor Farm Court, Manor Farm Lane, Egham, TW20 9JR

UPRN:100062148262Flat/Maisonette1 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (81)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

31 Manor Farm Court, Manor Farm Lane, Egham, TW20 9JR

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£126,000

£120k - £133kHigh

Estimate

£126k

Range

£120k – £133k

Rent Estimate (pcm)

£600

£550 - £650

Monthly

£600

Yield

5.76%

Verdict

Derived from HomePortfolio scores

31 Manor Farm Court earns an INVESTIGATE rating with HP Score 77/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 17Bike 61

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 +0.8% (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 100062148262· as of 9 Nov 2026
Rental economics5.3/40
gross yield 5.8%; range width penalty ×0.87
- valuation_snapshotsrent estimate 600/mo (range 550-650)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -216/mo, -36% 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), 123 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 & liquidity14.6/15
227 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

£94,000£144,000

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£125,000

At the asking price

Monthly rent£600/mo

Evidenced range £550-£650

Interest rate5.4%

Loan to value75%

Cash required: £38,800
Net cash flow: -£6/mo
Cash on cash: -0.2%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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 100062148262Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 600/mo (range 550-650)Rental economics · as of 9 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
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 600/mo (range 550-650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 123 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£126,000

Rent Estimate (pcm)£600

Gross Yield5.76%

1y Growth+9.2%

3y Growth-0.7%

5y Growth+1.3%

10y Growth+2.4%

Last Sold Price£130,000 (2013-11-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TW20 9JR

Approval Rate

-12mo

Development

low

RU.26/1547
Variation of Condition 5 (car parking) of planning permission RU.09/0237 (Retention of existing offices & 2 no. 2 bed flats with 3 storey extension to building fronting Denham Road and comprising 5 no. flats (2 no. studios, 2 no. 1 bed & 1 no. 2 bed) all with access off Denham Road and parking for 16 vehicles) for amendments to car parking provision and layout.
Pending
RU.26/1537
Change of use from class C4 6-person HMO to sui generis 8-person House of Multiple Occupancy (HMO).
Pending
RU.26/1491
Section 73 Application to vary conditions 2 (Approved Plans), 4 (Flood Risk Assessment) and 13 (Preliminary Ecological Appraisal) of planning permission RU.25/0969 for the installation of 1 new building and 1 new kiosk to facilitate the water treatment process
Pending

View Planning Timeline

Ownership

Corporate Ownership64.4%
Overseas OwnershipNo
Lease Term Remaining150 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-11-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,203

Population Density3,471 /km²

Owner Occupied38%

Age Distribution

0-15 13%16-64 72%65+ 15%

View Area Profile

Schools Nearby

Egham Park School Ltd
0.2 mi
Inspected by ISI
Manorcroft Primary School
0.3 mi
Good
Hythe Primary School
1.0 mi
Good
Thorpe Lea Primary School
1.0 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

45 Manor Farm Court
-
£195k
-
40 Manor Farm Court
-
£161k
-
4 Manor Farm Court
-
£145k
-
26 Manor Farm Court
-
£150k
-

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