Cheriton, Tannery Lane, Send, Woking, GU23 7EF

UPRN:10007101879Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: F (35)

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

Cheriton, Tannery Lane, Send, Woking, GU23 7EF

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

£745,000

£596k - £894kLow

Estimate

£745k

Range

£596k – £894k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

2.78%

Verdict

Derived from HomePortfolio scores

Cheriton earns an INVESTIGATE rating with HP Score 60/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (15/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

15/ 100

Low

Transit & Bike

Transit 2Bike 22

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 29 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [sold-comps -29.4%, £/sqft -29.4%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 21.9%· as of 19 Oct 2026
Rental economics0/40
gross yield 2.8%; range width penalty ×0.77
- valuation_snapshotsrent estimate 2550/mo (range 2300-2850)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,896/mo, -114% 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 29 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 57 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 29 Oct 2026
Risk & liquidity9.2/15
68 sales/12mo in area; valuation range width 40%
- 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

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£1,947/mo
Cash on cash: -6.1%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.69 - below 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

property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 21.9%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2300-2850)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2550/mo (range 2300-2850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 57 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. 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£745,000

Rent Estimate (pcm)£2,550

Gross Yield2.78%

1y Growth-

3y Growth-4.4%

5y Growth+1.1%

10y Growth+2.8%

Last Sold Price£415,000 (2017-07-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

5GU23 7EF

Approval Rate

100%12mo

Development

low

25/D/00115/3
Discharge of condition 6 (secure, covered parking of bicycles and the provision of a charging point with timer for e-bikes) of planning perrmission 23/P/00410 approved 21/11/24
Pending
26/P/01269
Construction of front, side and rear extensions together with a loft conversion.
Pending
26/P/01206
Application under Section 73 of the Town and Country Planning Act 1990 (as amended) to vary condition 7 (S278 Works - footway, Public Right of Way and Crossing point) of planning application reference 23/P/00410 dated 21/11/2024 to be varied to allow the highway works to be undertaken in accordance with the revised highway scheme (Erection of 5 dwellings with associated access, parking and landscaping)
Pending

View Planning Timeline