4 Henderson Crescent, Leatherhead, KT22 7GP

UPRN:10010535147Terrace Property3 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: B (87)

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

4 Henderson Crescent, Leatherhead, KT22 7GP

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

£634,000

£602k - £665kHigh

Estimate

£634k

Range

£602k – £665k

Rent Estimate (pcm)

£2,700

£2k - £3k

Monthly

£2,700

Yield

5.10%

Verdict

Derived from HomePortfolio scores

4 Henderson Crescent earns an INVESTIGATE rating with HP Score 65/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (44/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

70/ 100

Moderate

Crime Score

53/ 100

Elevated

Walkability

44/ 100

Mixed

Transit & Bike

Transit 2Bike 45

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 6 Nov 2026

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

Valuation edge2.5/15
claims [AVM -0.2% (HIGH), sold-comps +34.9%, £/sqft +34.9%] → measured edge +0.50pp 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 9 Oct 2026
- valuation_snapshotsestimate for 10010535147· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 8.8%· as of 6 Nov 2026
Rental economics0.7/40
gross yield 5.1%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2700/mo (range 2450-2950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -824/mo, -31% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 264 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 6 Nov 2026
Risk & liquidity14.7/15
273 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

£476,000£730,000

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£635,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,450-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £213,550
Net cash flow: -£274/mo
Cash on cash: -1.5%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - clears 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 10010535147Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 8.8%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 2700/mo (range 2450-2950)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

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 2700/mo (range 2450-2950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 264 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£634,000

Rent Estimate (pcm)£2,700

Gross Yield5.10%

1y Growth-

3y Growth-1.9%

5y Growth-2.1%

10y Growth+0.8%

Last Sold Price£575,000 (2020-10-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0KT22 7GP

Approval Rate

-12mo

Development

low

MO/2026/01595
Submission of details pursuant to condition 15 and 17 of planning application MO/2025/02037 for redevelopment to provide 15 No. residential units; landscaping; associated car parking, refuse and cycle storage.
Pending
MO/2026/01597
Submission of details pursuant to condition 3, 4 and 5 of planning application MO/2026/00328 for a new artificial grass pitch (AGP) with associated mesh fencing, flood lighting, storage recesses, hard standing access and areas of soft landscaping.
Pending
MO/2026/01540
Prior Notification for the change of use of part of the building from Commercial/Business/Service (Use Class E) into 4. No. dwellings (Use Class C3) together with associated car parking, bin and cycle store areas.
Pending

View Planning Timeline