The Beeches, Henley Park, Normandy, Guildford, GU3 2BZ

UPRN:10007043451End Terrace House3 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band FEPC: C (69)

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

The Beeches, Henley Park, Normandy, Guildford, GU3 2BZ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£569,000

£540k - £597kHigh

Estimate

£569k

Range

£540k – £597k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

2.20%

Verdict

Derived from HomePortfolio scores

The Beeches earns an INVESTIGATE rating with HP Score 63/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (9/100). 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

63/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

9/ 100

Low

Transit & Bike

Transit 39Bike 20

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 advert has 5 bedrooms but the valuation snapshot describes 3 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-1.6/15
claims [AVM -110.9% (HIGH), sold-comps -158.1%, £/sqft -158.1%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10007043451· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 8.8%· as of 21 Oct 2026
Rental economics0/40
gross yield 2.2%; range width penalty ×0.79
- valuation_snapshotsrent estimate 2200/mo (range 2000-2450)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,576/mo, -163% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 203 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 4 Nov 2026
Risk & liquidity14.6/15
103 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

£900,000£1,380,000

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£1,200,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,000-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£2,527/mo
Cash on cash: -7.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.54 - 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 10007043451Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 8.8%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 2000-2450)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2000-2450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 203 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. 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£569,000

Rent Estimate (pcm)£2,200

Gross Yield2.20%

1y Growth-

3y Growth-2.6%

5y Growth-0.7%

10y Growth+1.4%

Last Sold Price£222,500 (1999-08-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0GU3 2BZ

Approval Rate

-12mo

Development

low

26/P/01047
Installation of a ground floor hybrid energy storage cabinet (amended on 16/10/2026).
Approved
26/P/00948
Install SolaX AELIO-P50B200 Hybrid Energy Storage Cabinet at ground level local to the industrial unit to store energy from the roof mounted solar PV
Approved
26/P/00365
Certificate of lawfulness for proposed use to establish whether the use of the outbuilding for ancillary habitable purposes for on site carers accommodation would be lawful.
Approved

View Planning Timeline

Ownership

Corporate Ownership55.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-08-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density151 /km²

Owner Occupied90%

Age Distribution

0-15 12%16-64 53%65+ 35%

View Area Profile

Schools Nearby

Normandy Village School
1.2 mi
Inspected as Wyke Primary Academy (URN 145543) on 27 Sep 2022
Worplesdon Primary School
2.0 mi
Inspected as Worplesdon Primary School (URN 125025) on 29 Apr 2025
Wood Street Infant School and Nursery
2.0 mi
Inspected as Wood Street Infant School (URN 125004) on 28 Jan 2025
Knowl Hill School
2.2 mi
Inspected by ISI

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Woodlands Henley Park
-
£808k
-
Henry Halsey Court Henley Park
-
£758k
-
Fox Hollow Henley Park
-
£1.32M
-
Woodlands Henley Park
-
£653k
-

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