The Waterhouse, Ashford Lane, Steep, Petersfield, GU32 1AB

UPRN:10009814324Detached House4 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band GEPC: C (79)

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

The Waterhouse, Ashford Lane, Steep, Petersfield, GU32 1AB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£2,960,000

£2.81M - £3.11MHigh

Estimate

£2.96M

Range

£2.81M – £3.11M

Rent Estimate (pcm)

£8,950

£8k - £10k

Monthly

£8,950

Yield

3.87%

Verdict

Derived from HomePortfolio scores

The Waterhouse earns an INVESTIGATE rating with HP Score 63/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (0/100). 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 NationsMarket 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

63/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 26Bike 18

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
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£2,775,000

At the asking price

Monthly rent£8,950/mo

Evidenced range £7,850-£10,000

Interest rate5.4%

Loan to value75%

Cash required: £1,080,550
Net cash flow: -£3,169/mo
Cash on cash: -3.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - 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£2,960,000

Rent Estimate (pcm)£8,950

Gross Yield3.87%

1y Growth+2.4%

3y Growth+1.1%

5y Growth+1.4%

10y Growth+2.8%

Last Sold Price£3,350,000 (2024-04-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideSignificant
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2GU32 1AB

Approval Rate

50%12mo

Development

low

SDNP/26/03801/HOUS
Single storey extension to rear, following removal of existing box/bay window
Pending
SDNP/26/03402/CND
Removal or Variation of Condition No.2 -Approved Plans. With reference to Approval SDNP/24/01713/HOUS Date of Decision: 18/12/2024.
Pending
SDNP/26/02674/NMA
Non-Material Amendment sought of approved application SDNP/23/03766/FUL - updated submission of plot 1 Car-Barn. Update is regarding enclosure design
Pending

View Planning Timeline

Ownership

Corporate Ownership58%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-04-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,682

Population Density-

Owner Occupied68%

Age Distribution

0-15 20%16-64 61%65+ 19%

View Area Profile

Schools Nearby

Steep Church of England Voluntary Controlled Primary School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Bedales School
0.8 mi
Inspected by ISI
Sheet Primary School
1.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Froxfield Church of England Primary and Pre-School
1.7 mi
Good

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

View All Schools

Comparables

View All

The Waterhouse
-
£3.35M
-
6 Ashford Chace
-
£458k
-
4 Ashford Chace
-
£922k
-
6 Ashford Chace
-
£423k
-

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