Flat D14, Trinity Gate, Epsom Road, Guildford, GU1 3PG

UPRN:10007061256Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band EEPC: C (74)

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

Flat D14, Trinity Gate, Epsom Road, Guildford, GU1 3PG

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£365,000

£329k - £402kMedium

Estimate

£365k

Range

£329k – £402k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

5.49%

Verdict

Derived from HomePortfolio scores

Flat D14 earns an INVESTIGATE rating with HP Score 63/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

70/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 24Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 28 Oct 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +4.1% (MEDIUM), sold-comps -12.5%, £/sqft -12.4%] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10007061256· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.8%· as of 3 Nov 2026
Rental economics3.4/40
gross yield 5.5%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1600/mo (range 1500-1750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -431/mo, -27% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 28 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 69 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 28 Oct 2026
Risk & liquidity12.8/15
352 sales/12mo in area; valuation range width 20%
- 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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£74/mo
Cash on cash: -0.8%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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

valuation_snapshotsestimate for 10007061256Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.8%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 1600/mo (range 1500-1750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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 1600/mo (range 1500-1750)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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.
3. 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£365,000

Rent Estimate (pcm)£1,600

Gross Yield5.49%

1y Growth-

3y Growth-1.3%

5y Growth-0.6%

10y Growth+0.9%

Last Sold Price£310,000 (2006-03-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0GU1 3PG

Approval Rate

-12mo

Development

low

26/T/00295
(T1) Silver Birch- Crown lift to achieve vertical clearance of 2.3M above ground level. Charlottesville & Warren Road Conservation area.
Pending
26/P/01386
Application under Section 73 of the Town and Country Planning Act 1990 to remove condition 6 (Cycle Parking) of planning permission 21/P/02652 for the Conversion of house (currently two no. self contained flats) into three no. self contained flats to include reinstatement of basement, lightwells to front of house, basement windows and minor internal alterations.
Pending
26/T/00287
(T1) Common Lime - Remove basal growth. Re-inspect stem/basal area. Remove epicormic growth up to a height of 3m. Remove dead wood. Reduce crown height by 1m. Reduce crown spread by 1m back to the previous pruning points. Finished height of 9m. (T2) Common Lime - Remove basal growth. Re-inspect stem/basal area. Remove epicormic growth up to a height of 3m. Remove the low lateral epicormic growth on the North East side over the footpath. Remove dead wood. Reduce crown height by 2.5m. Reduce crown spread by 1.5m. Finished height of 15.5m. (T3) Common Lime ? Remove basal growth. Re-inspect stem/basal area. Reduce crown height by 1.5m. Reduce crown spread by 1.5m back to the previous pruning points. The crown is to be reduced at the same time as adjacent trees to prevent the buildup of new environmental stress. Finished height of 13.5m. (T5) Sycamore - Remove basal growth. Remove epicormic growth up to a height of 3m. Crown lift to 4m over the car park. Prune back the elongated and exposed lateral branch on the East side over the neighbouring property by 4m, back to the lateral growth point. (T6) Locust Tree - Crown lift to 4m over the car park. (T7) Sycamore - Remove basal growth. Remove epicormic growth up to a height of 3m. Crown lift to 4m over the car park. Reduce elongated and extended rising limb from 4.5m to the North East over neighbouring property by 1.5m. Reduce the West side of the crown (Emanating from stem with minor decay) by 1m to lessen stress on the decayed section of stem. TPO P1/201/121
Pending

View Planning Timeline