Copse House, Hoe Lane, Abinger Hammer, Dorking, RH5 6RS

UPRN:10007057729Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band HEPC: C (77)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Copse House, Hoe Lane, Abinger Hammer, Dorking, RH5 6RS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£2,476,000

£2.35M - £2.60MHigh

Estimate

£2.48M

Range

£2.35M – £2.60M

Rent Estimate (pcm)

£7,450

£7k - £8k

Monthly

£7,450

Yield

3.58%

Verdict

Derived from HomePortfolio scores

Copse House earns an INVESTIGATE rating with HP Score 68/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

75/ 100

High

Crime Score

12/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 4Bike 20

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£2,495,000

At the asking price

Monthly rent£7,450/mo

Evidenced range £6,500-£8,350

Interest rate5.4%

Loan to value75%

Cash required: £962,950
Net cash flow: -£3,263/mo
Cash on cash: -4.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.88 - 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£2,476,000

Rent Estimate (pcm)£7,450

Gross Yield3.58%

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

1RH5 6RS

Approval Rate

100%12mo

Development

low

26/P/01285
Certificate of lawfulness for existing development to establish whether an existing outbuilding which is being used as a self-contained one bedroom annexe is lawful.
Pending
26/P/01272
Application under Section 73 of the Town and Country Planning Act 1990 to vary conditions 2, 4, 5, 6, 7, 8, 9, 10, 11, 12 and 14 to include a garage extension and pool house of planning permission reference 25/P/01100 (which was for the 'construction of a replacement self-build dwelling following demolition of existing dwelling').
Pending
26/P/01006
Repair and re-roofing works to the detached garage.
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)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density153 /km²

Owner Occupied88%

Age Distribution

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

View Area Profile

Schools Nearby

Peaslake Free School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Leith Hill School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Shere CofE Aided Infant School
1.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Duke of Kent School
1.8 mi
Inspected by ISI

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Meadow Cottage Hoe Lane
-
£1.37M
-
Hoe Valley Cottage Hoe Lane
-
£1.23M
-
Hoe House Hoe Lane
-
£1.80M
-
Hoe Valley Cottage Hoe Lane
-
£908k
-

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