Icelands, Icehouse Wood, Oxted, RH8 9DW

UPRN:10007919985Detached House6 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band HEPC: B (85)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£2,364,000

£2.13M - £2.60MMedium

Estimate

£2.36M

Range

£2.13M – £2.60M

Rent Estimate (pcm)

£7,200

£6k - £8k

Monthly

£7,200

Yield

2.66%

Verdict

Derived from HomePortfolio scores

Icelands earns an INVESTIGATE rating with HP Score 73/100. Investment score 67/100 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 listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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

73/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

27/ 100

Low

Transit & Bike

Transit 2Bike 22

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£3,250,000

At the asking price

Monthly rent£7,200/mo

Evidenced range £6,300-£8,050

Interest rate5.4%

Loan to value75%

Cash required: £1,280,050
Net cash flow: -£5,984/mo
Cash on cash: -5.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.66 - 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£2,364,000

Rent Estimate (pcm)£7,200

Gross Yield2.66%

1y Growth-

3y Growth-1.5%

5y Growth+0.2%

10y Growth+1.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3RH8 9DW

Approval Rate

100%12mo

Development

low

2026/1365
Dropped kerb Lawful Development Certificate (proposed)
Pending
2026/1303
Proposed single storey rear extension with external alteration to front fenestration.
Pending
2026/1190
New shopfront to existing property at 224 Pollards Oak Road
Pending

View Planning Timeline

Ownership

Corporate Ownership56.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£33,316

Population Density1,665 /km²

Owner Occupied91%

Age Distribution

0-15 20%16-64 53%65+ 27%

View Area Profile

Schools Nearby

Moor House School & College
0.5 mi
Outstanding
Hazelwood School
0.6 mi
Inspected by ISI
Hurst Green Infant School
0.6 mi
Inspected as Hurst Green Infant School (URN 125010) on 9 Nov 2022
Oxted School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Garth Cottage Icehouse Wood
-
£1.02M
-
Cedar Lodge Icehouse Wood
-
£1.72M
-
South Hanger Cottage Icehouse Wood
-
£900k
-
Woodlands Icehouse Wood
-
£2.55M
-

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