Flat 13, The New Inn Court, 54 Matham Road, East Molesey, KT8 0BE

UPRN:10012064048Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: B (81)

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

Flat 13, The New Inn Court, 54 Matham Road, East Molesey, KT8 0BE

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£386,000

£367k - £405kHigh

Estimate

£386k

Range

£367k – £405k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

5.35%

Verdict

Derived from HomePortfolio scores

Flat 13 earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (74/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

70/ 100

High

Crime Score

26/ 100

Moderate

Walkability

74/ 100

High

Transit & Bike

Transit 17Bike 47

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +4.1% (HIGH), sold-comps -23.3%, £/sqft -23.2%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10012064048· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.4%· as of 23 Oct 2026
Rental economics2.4/40
gross yield 5.4%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1650/mo (range 1500-1800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -478/mo, -29% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 295 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 30 Oct 2026
Risk & liquidity14.7/15
174 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

£277,500£425,500

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£370,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,500-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £120,800
Net cash flow: -£106/mo
Cash on cash: -1.1%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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 10012064048Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.4%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1500-1800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 1650/mo (range 1500-1800)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£386,000

Rent Estimate (pcm)£1,650

Gross Yield5.35%

1y Growth-

3y Growth+1.7%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£247,500 (2013-06-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0KT8 0BE

Approval Rate

-12mo

Development

low

2026/2333
Removal of Conditions: 5 (Tree Protection Measures) and 6 (Site supervision) of 2024/3083 (Single-storey rear extension, rear dormer window and alterations to fenestration following partial demolition of rear projection) to remove tree conditions based on the findings of the report as the original conditions cannot be complied with.
Pending
2026/2207
Confirmation of Compliance with Condition: 3 (Materials) of Planning Permission 2023/1901.
Pending
2026/2211
Tree Preservation Order EL:26/11 - T1 : Oak Tree to reduce crown by approx 2m and shape. Tree has become too large for space. last time this tree was worked on was a number of years ago. Please contact owner for access to rear garden prior to any visit.
Pending

View Planning Timeline

Ownership

Corporate Ownership66.6%
Overseas OwnershipNo
Lease Term Remaining100 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2013-06-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,607

Population Density-

Owner Occupied62%

Age Distribution

0-15 14%16-64 68%65+ 18%

View Area Profile

Schools Nearby

The Orchard Infant School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Lawrence CofE Aided Junior School, East Molesey
0.3 mi
Good
St Alban's Catholic Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Chandlers Field Primary Academy
0.7 mi
Inspected as Chandlers Field Primary School (URN 125125) on 25 Feb 2025

1 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The New Inn Court, 54 Matham Road
-
£365k
-
The New Inn Court, 54 Matham Road
-
£373k
-
The New Inn Court, 54 Matham Road
-
£342k
-
The New Inn Court, 54 Matham Road
-
£340k
-

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