5 Old Hall Cottages, Guildford Road, Normandy, Guildford, GU3 2BP

UPRN:10007061408Mid Terrace House2 bedsBuilt 2003-2006

FreeholdCouncil Tax: Band DEPC: C (77)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 1mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

5 Old Hall Cottages, Guildford Road, Normandy, Guildford, GU3 2BP

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£431,000

£410k - £453kHigh

Estimate

£431k

Range

£410k – £453k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

5.10%

Verdict

Derived from HomePortfolio scores

5 Old Hall Cottages earns an INVESTIGATE rating with HP Score 68/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (27/100). 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 listingsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

27/ 100

Low

Transit & Bike

Transit 7Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 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 +7.2% (HIGH), sold-comps -19.8%, £/sqft -19.7%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 10007061408· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 21.7%· as of 31 Oct 2026
Rental economics0.7/40
gross yield 5.1%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1700/mo (range 1550-1800)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -568/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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 65 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 9 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£173/mo
Cash on cash: -1.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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 10007061408Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 21.7%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 1700/mo (range 1550-1800)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 1700/mo (range 1550-1800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 65 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. 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£431,000

Rent Estimate (pcm)£1,700

Gross Yield5.10%

1y Growth-

3y Growth-2.6%

5y Growth-0.7%

10y Growth+1.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0GU3 2BP

Approval Rate

-12mo

Development

low

26/P/01199
Change of use of land for the provision of a Gypsy and Traveller site comprising no.1 pitch, consisting of no.1 static caravan, no.1 tourer caravan, no.1 dayroom and store with associated parking and engineering operations following the demolition of existing stables.
Pending
26/P/01132
Erection of 4no residential dwellings with associated works following demolition of existing nursery building.
Rejected
26/P/01089
Certificate of Lawfulness for a proposed development to establish whether the erection of single storey side extensions with changes to fenestration following demolition of existing side extension would be lawful
Approved

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density263 /km²

Owner Occupied76%

Age Distribution

0-15 17%16-64 59%65+ 24%

View Area Profile

Schools Nearby

Normandy Village School
0.5 mi
Inspected as Wyke Primary Academy (URN 145543) on 27 Sep 2022
Ash Grange Nursery and Primary School
1.9 mi
-
Shawfield Primary School
2.1 mi
Good
Wood Street Infant School and Nursery
2.2 mi
Inspected as Wood Street Infant School (URN 125004) on 28 Jan 2025

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Old Hall Cottages Guildford Road
-
£440k
-
Old Hall Cottages Guildford Road
-
£373k
-
Old Hall Cottages Guildford Road
-
£420k
-
Old Hall Cottages Guildford Road
-
£390k
-

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