Meadow View, Water Lane, South Godstone, Godstone, RH9 8JX

UPRN:10007909216Detached Bungalow4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band GEPC: D (68)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Meadow View, Water Lane, South Godstone, Godstone, RH9 8JX

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,217,000

£1.16M - £1.28MHigh

Estimate

£1.22M

Range

£1.16M – £1.28M

Rent Estimate (pcm)

£3,100

£3k - £4k

Monthly

£3,100

Yield

2.98%

Verdict

Derived from HomePortfolio scores

Meadow View earns an INVESTIGATE rating with HP Score 61/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (19/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

19/ 100

Low

Transit & Bike

Transit 6Bike 18

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -2.7% (HIGH), sold-comps -66.2%, £/sqft -66.2%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10007909216· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 14.6%· as of 1 Oct 2026
Rental economics0/40
gross yield 3.0%; range width penalty ×0.55
- valuation_snapshotsrent estimate 3100/mo (range 2600-3600)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,125/mo, -101% 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 4 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.7/15
52 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,600-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£2,073/mo
Cash on cash: -5.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.73 - 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

valuation_snapshotsestimate for 10007909216Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 14.6%Valuation edge · as of 1 Oct 2026
valuation_snapshotsrent estimate 3100/mo (range 2600-3600)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 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 3100/mo (range 2600-3600)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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£1,217,000

Rent Estimate (pcm)£3,100

Gross Yield2.98%

1y Growth-

3y Growth-0.7%

5y Growth+1.3%

10y Growth+3.1%

Last Sold Price£650,000 (2022-12-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0RH9 8JX

Approval Rate

-12mo

Development

low

2026/1293/NH
Erection of a ground floor rear extension with flat roof which would extend beyond the rear wall of the original house by 4 metres, for which the maximum height would be 3.19 metres, and for which the height of the eaves would be 3 metres. (Larger Home Extension) (General Permitted Development) (England) Order 2015 (as amended) - Schedule 2, Part 1, Class A)
Pending
2026/1216
Demolition of an existing storage building and the erection of a new dwelling
Pending
2026/1150
Use of land and buildings for equestrian purposes and domestic storage for a period in excess of 10 years (Certificate of Lawfulness (Existing))
Pending

View Planning Timeline

Ownership

Corporate Ownership69.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-12-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,316

Population Density-

Owner Occupied71%

Age Distribution

0-15 17%16-64 62%65+ 21%

View Area Profile

Schools Nearby

St Stephen's CofE Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Peter's CofE Infant School
2.0 mi
Good
Godstone Primary and Nursery School
2.1 mi
Good
Bletchingley Village Primary School
2.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Meadow View Water Lane
-
£650k
-
Forest Lodge Water Lane
-
£1.10M
-
Daisy Cottage Water Lane
-
£900k
-
Water House Water Lane
-
£1.07M
-

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