Pipers Lea, Holmbury Hill Road, Holmbury St. Mary, Dorking, RH5 6NR

UPRN:10007051830Detached House4 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band HEPC: C (71)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Pipers Lea, Holmbury Hill Road, Holmbury St. Mary, Dorking, RH5 6NR

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,697,000

£1.36M - £2.04MLow

Estimate

£1.70M

Range

£1.36M – £2.04M

Rent Estimate (pcm)

£5,100

£4k - £6k

Monthly

£5,100

Yield

1.53%

Verdict

Derived from HomePortfolio scores

Pipers Lea earns an INVESTIGATE rating with HP Score 68/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

12/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 2Bike 24

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£4,000,000

At the asking price

Monthly rent£5,100/mo

Evidenced range £4,450-£5,750

Interest rate5.4%

Loan to value75%

Cash required: £1,595,050
Net cash flow: -£9,969/mo
Cash on cash: -7.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.38 - 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£1,697,000

Rent Estimate (pcm)£5,100

Gross Yield1.53%

1y Growth-

3y Growth+0.3%

5y Growth-3.0%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0RH5 6NR

Approval Rate

-12mo

Development

low

MO/2026/01614
Variation of conditions 2, 9 and 11 of planning application MO/2025/02560 for the conversion of existing stables and groom’s accommodation to create separate dwelling with its own garden. Removal of horse walker. Associated landscaping and works including bin store and cycle store to allow changes to fenestration, insertion of 5 No. rear rooflights and 1 No. dormer window, erection of front porch and alternative cycle store.
Pending
MO/2026/00895
Permission in Principle for the demolition of existing barns and erection of 1 No. dwelling.
Conditions
26/CON/00020
Consultation from Waverley Borough Council for alterations to existing garage to provide ancillary accommodation including installation of dormer and erection of a porch including alterations to existing attached store.
Approved

View Planning Timeline

Ownership

Corporate Ownership67.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

22 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density-

Owner Occupied88%

Age Distribution

0-15 14%16-64 57%65+ 29%

View Area Profile

Schools Nearby

Hurtwood House School
0.6 mi
Inspected by ISI
Leith Hill School
0.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
Duke of Kent School
1.2 mi
Inspected by ISI
Peaslake Free School
1.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Hurtwood Place Holmbury Hill Road
-
£1.88M
-
Garden Cottage
-
£1.37M
-
Garden Cottage
-
£1.28M
-
Hurtwood Place Holmbury Hill Road
-
£1.75M
-

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