28 Grand Regency Heights, Burleigh Road, Ascot, SL5 8FE

UPRN:10012311622Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band FEPC: B (81)

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

28 Grand Regency Heights, Burleigh Road, Ascot, SL5 8FE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£413,000

£392k - £433kHigh

Estimate

£413k

Range

£392k – £433k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

4.80%

Verdict

Derived from HomePortfolio scores

28 Grand Regency Heights earns an INVESTIGATE rating with HP Score 68/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (14/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

14/ 100

Low

Transit & Bike

Transit 8Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 12 Nov 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 +3.1% (HIGH), sold-comps -13.6%, £/sqft -13.6%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 10012311622· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 6.6%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.82
- valuation_snapshotsrent estimate 1600/mo (range 1450-1750)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -642/mo, -40% 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 12 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 40 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 12 Nov 2026
Risk & liquidity14.7/15
245 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£242/mo
Cash on cash: -2.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 10012311622Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 6.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1600/mo (range 1450-1750)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 1600/mo (range 1450-1750)
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. 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£413,000

Rent Estimate (pcm)£1,600

Gross Yield4.80%

1y Growth+29.8%

3y Growth-8.2%

5y Growth-0.5%

10y Growth+1.8%

Last Sold Price£339,995 (2003-06-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SL5 8FE

Approval Rate

-12mo

Development

low

PA/2026/1032
Crown lift to approximately 4 metres and selectively tip reduce the lower canopy by 1–1.5 metres - this will improve clearance beneath the tree. Reduce overextended lower lateral growth and maintain suitable clearance from the surrounding garden and adjacent structures. All pruning will be carried out sympathetically to retain the tree’s natural form, amenity value and long-term health. The proposed works are required to undertake appropriate maintenance of the mature beech tree, including the removal of major deadwood throughout the crown.
Pending
PA/2026/1018
Certificate of Proposed Lawfulness for a single storey rear extension (cross boundary application)
Pending
26/02731/TPO
T1 - Silver Birch - fell, T2 - Oak - crown reduction by 3m on east and south sides to leave a finished spread of 7m, T3 - Silver Birch - fell , T4 - Beech - fell, T5 - Beech - fell, T6 - Alder - fell, T7 - Silver Birch - fell, T8 - Alder - reduce central stem to 4m to above where the adjacent stem is rubbing (023/1994/TPO).
Pending

View Planning Timeline