91 Keens Lane, Guildford, GU3 3JS

UPRN:10007100609Semi-Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: C (72)

Data freshness:Listing· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£549,000

£521k - £576kHigh

Estimate

£549k

Range

£521k – £576k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

3.60%

Verdict

Derived from HomePortfolio scores

91 Keens Lane earns an INVESTIGATE rating with HP Score 71/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (38/100). 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)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

71/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

38/ 100

Mixed

Transit & Bike

Transit 8Bike 29

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£800,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,150-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£1,038/mo
Cash on cash: -4.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - 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£549,000

Rent Estimate (pcm)£2,400

Gross Yield3.60%

1y Growth-

3y Growth-2.6%

5y Growth-0.7%

10y Growth+1.4%

Last Sold Price£460,000 (2017-11-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2GU3 3JS

Approval Rate

100%12mo

Development

low

26/P/01404
Erection of part single, part two storey side/rear 'wrap around' extension following demolition of existing ground floor extension. Demolition of existing garage. Internal alterations.
Pending
26/P/01357
Certificate of Lawfulness for a proposed development to establish whether the conversion of loft space to habitable accommodation with roof lights, rear dormer and side gable would be lawful.
Pending
26/P/01292
Application under Section 73 of the Town and Country Planning Act 1990 (as amended) to vary Condition 2 (Approved Plans) to vary the change of external material from brick to composite cladding of Planning Permission ref. 26/P/00537 (Replacement of detached rear outbuilding)
Pending

View Planning Timeline

Ownership

Corporate Ownership55.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-11-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density-

Owner Occupied77%

Age Distribution

0-15 18%16-64 62%65+ 20%

View Area Profile

Schools Nearby

Worplesdon Primary School
0.6 mi
Inspected as Worplesdon Primary School (URN 125025) on 29 Apr 2025
Rydes Hill Preparatory School
0.7 mi
Inspected by ISI
St Joseph's Catholic Primary School
0.8 mi
Inspected as St Joseph's Catholic Primary School (URN 131112) on 9 Feb 2023
Stoughton Infant School
0.8 mi
Good

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

View All Schools

Comparables

View All

13 Keens Lane
-
£600k
-
17 Keens Lane
-
£600k
-
19 Keens Lane
-
£600k
-
23 Keens Lane
-
£595k
-

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