Oak House, Sutton Park, Sutton Green, Guildford, GU4 7QN

UPRN:100062348434Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: E (40)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Oak House, Sutton Park, Sutton Green, Guildford, GU4 7QN

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£2,261,000

£1.81M - £2.71MLow

Estimate

£2.26M

Range

£1.81M – £2.71M

Rent Estimate (pcm)

£8,400

£8k - £9k

Monthly

£8,400

Yield

5.52%

Verdict

Derived from HomePortfolio scores

Oak House earns an INVESTIGATE rating with HP Score 60/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). 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)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 covenantsPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 4Bike 28

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 Nov 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 19% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [sold-comps -51.5%, £/sqft -51.5%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.7%· as of 31 Oct 2026
Rental economics3.4/40
gross yield 5.5%; range width penalty ×0.81; the estimate this rent rides on sits 19% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 8400/mo (range 7550-9200)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,655/mo, -20% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 30 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 2 Nov 2026
Risk & liquidity9.2/15
198 sales/12mo in area; valuation range width 40%
- 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

£1,369,000£1,962,000

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£1,825,000

At the asking price

Monthly rent£8,400/mo

Evidenced range £7,550-£9,200

Interest rate5.4%

Loan to value75%

Cash required: £681,550
Net cash flow: -£344/mo
Cash on cash: -0.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.7%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 8400/mo (range 7550-9200)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_date

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 8400/mo (range 7550-9200)
Rental economics needs verification before you rely on it
sale estimate 19% 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. 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£2,261,000

Rent Estimate (pcm)£8,400

Gross Yield5.52%

1y Growth-

3y Growth-2.5%

5y Growth+0.6%

10y Growth+1.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GU4 7QN

Approval Rate

-12mo

Development

low

26/CON/00045
Consultation from Woking Borough Council for ''Outline planning application (with all matters reserved except access) comprising the erection of up to 600 homes (Use Class C3) with associated parking, infrastructure and open space; a care home (Use Class C2), and commercial and community uses and a publicly-accessible SANG country park (Environmental Statement submitted)''.
Pending
TREE/2026/8278
Cedar: Removal to ground level, to allow growth of adjacent oak and magnolia (Works within Sutton Park - Conservation Areas)
Pending
PLAN/2026/0657
Certificate of Lawfulness for the existing use of the site as a farm shop, garden centre, café, event space and ancillary offices (Use Class E), and a children's farm (Sui Generis).
Pending

View Planning Timeline

Ownership

Corporate Ownership75.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,172

Population Density-

Owner Occupied87%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

Burpham Primary School
1.1 mi
Inspected as Burpham Foundation Primary School (URN 125299) on 14 Mar 2017
Guildford Nursery School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Freemantles School
1.4 mi
OutstandingConcerns
Pond Meadow School
1.4 mi
Outstanding

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

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Comparables

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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