Willowdene, Shere Road, West Clandon, Guildford, GU4 8SF

UPRN:10007047148Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: C (69)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Willowdene, Shere Road, West Clandon, Guildford, GU4 8SF

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£1,469,000

£1.40M - £1.54MHigh

Estimate

£1.47M

Range

£1.40M – £1.54M

Rent Estimate (pcm)

£5,450

£5k - £6k

Monthly

£5,450

Yield

4.84%

Verdict

Derived from HomePortfolio scores

Willowdene earns an INVESTIGATE rating with HP Score 66/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (19/100). 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

19/ 100

Low

Transit & Bike

Transit 8Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 +8.1% (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 12 Oct 2026
- valuation_snapshotsestimate for 10007047148· as of 12 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.78
- valuation_snapshotsrent estimate 5450/mo (range 4850-6000)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,820/mo, -33% 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: 1 price cut(s), 61 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 & liquidity14.6/15
198 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

£1,012,500£1,552,500

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£1,350,000

At the asking price

Monthly rent£5,450/mo

Evidenced range £4,850-£6,000

Interest rate5.4%

Loan to value75%

Cash required: £485,050
Net cash flow: -£783/mo
Cash on cash: -1.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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 10007047148Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 5450/mo (range 4850-6000)Rental 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_dateSeller motivation · as of 2 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 5450/mo (range 4850-6000)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 61 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,469,000

Rent Estimate (pcm)£5,450

Gross Yield4.84%

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
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0GU4 8SF

Approval Rate

-12mo

Development

low

26/T/00274
T1 (Willow tree) - fell. T4 (Indian Bean tree) - crown raise to 2m. (West Clandon Conservation Area)
Pending
26/P/01284
Erection of replacement stable yard buildings and all-weather riding surface for private use (following demolition of existing stable and ancillary storage buildings).
Pending
26/D/00138
Part discharge of condition 3 (exterior walls of the garage) of planning permission 24/P/01474 approved 18/11/2025.
Pending

View Planning Timeline