4 Thomas More Gardens, Esher, KT10 8EW

UPRN:10033319564Semi-Detached House4 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band GEPC: C (78)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,450,000

£1.38M - £1.52MHigh

Estimate

£1.45M

Range

£1.38M – £1.52M

Rent Estimate (pcm)

£5,150

£5k - £6k

Monthly

£5,150

Yield

5.15%

Verdict

Derived from HomePortfolio scores

4 Thomas More Gardens earns an INVESTIGATE rating with HP Score 76/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (75/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

75/ 100

High

Transit & Bike

Transit 13Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 9 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: the estimate sits 17% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0.6/15
claims [AVM +17.2% (HIGH), sold-comps +0.7%, £/sqft +0.8%] → measured edge +0.12pp 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 10033319564· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 10.2%· as of 31 Oct 2026
Rental economics0.9/40
gross yield 5.2%; range width penalty ×0.75; the estimate this rent rides on sits 17% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5150/mo (range 4600-5750)· as of 14 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this home· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,407/mo, -27% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 67 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 9 Nov 2026
Risk & liquidity14.6/15
218 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

£900,000£1,380,000

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£1,199,950

At the asking price

Monthly rent£5,150/mo

Evidenced range £4,600-£5,750

Interest rate5.4%

Loan to value75%

Cash required: £425,031
Net cash flow: -£484/mo
Cash on cash: -1.4%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - 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 10033319564Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 10.2%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 5150/mo (range 4600-5750)Rental economics · as of 14 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 17% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 5150/mo (range 4600-5750)
Rental economics needs verification before you rely on it
sale estimate 17% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£1,450,000

Rent Estimate (pcm)£5,150

Gross Yield5.15%

1y Growth+14.4%

3y Growth-5.4%

5y Growth+1.5%

10y Growth+1.1%

Last Sold Price£1,100,000 (2019-07-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0KT10 8EW

Approval Rate

-12mo

Development

low

2026/2518
Part two/part single-storey rear extension incorporating juliet balcony and alterations to fenestration.
Pending
2026/2459
Esher Conservation Area - T1 - Small Sycamore tree to be felled due to encroachment on building and significant light loss to both upstairs and downstairs owners
Pending
2026/2391
Esher Tree Conservation Area - G1 Group of 22 leylandii. Reduce to approximately 6m and cut back as hard as possible while retaining viable growing points.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-07-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,607

Population Density-

Owner Occupied54%

Age Distribution

0-15 21%16-64 67%65+ 12%

View Area Profile

Schools Nearby

Esher Church of England High School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Cranmere Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Cardinal Newman Catholic Primary School
1.0 mi
Good
Esher Church School
1.0 mi
Good

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Thomas More Gardens
-
£1.47M
-
2 Thomas More Gardens
-
£1.28M
-
10 Thomas More Gardens
-
£1.64M
-
4 Thomas More Gardens
-
£1.10M
-

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