Hepburn House, 13 Eaton Park Road, Cobham, KT11 2JJ

UPRN:10033322848Detached House7 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band HEPC: A (92)

Data freshness:Price Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 1mo agoArea· Census 2021

Hepburn House, 13 Eaton Park Road, Cobham, KT11 2JJ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£5,059,000

£4.81M - £5.31MHigh

Estimate

£5.06M

Range

£4.81M – £5.31M

Rent Estimate (pcm)

£21,400

£20k - £23k

Monthly

£21,400

Yield

5.71%

Verdict

Derived from HomePortfolio scores

Hepburn House earns an INVESTIGATE rating with HP Score 70/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 2Bike 22

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£4,500,000

At the asking price

Monthly rent£21,400/mo

Evidenced range £19,650-£23,150

Interest rate5.4%

Loan to value75%

Cash required: £1,805,050
Net cash flow: -£372/mo
Cash on cash: -0.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.41 - clears 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£5,059,000

Rent Estimate (pcm)£21,400

Gross Yield5.71%

1y Growth-

3y Growth-4.8%

5y Growth-1.9%

10y Growth+1.2%

Last Sold Price£4,600,000 (2023-02-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2KT11 2JJ

Approval Rate

100%12mo

Development

low

2026/2242
Hip-to-gable roof extension including rear dormers to provide rooms in the roofspace and alterations to fenestration following removal of chimney stack and rear balcony balustrade.
Pending
2026/2216
Confirmation of Compliance with Condition: 7 (Construction Transport Management Plan) of planning permission 2024/3328 allowed at appeal.
Pending
2026/2227
Variation of Condition 2 (Approved Plans) and Condition 19 (External Finishes Schedule) of planning permission 2025/2138 (A detached two-storey building with rooms in the roof space, dormer windows and rear balconies containing 11 flats and 2 detached two-storey houses with rooms in the roof space, associated garages, bin and cycle stores and parking following the demolition of the existing dwelling and outbuildings) as allowed at appeal to change the external finish of Plot 12 only.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-02-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,607

Population Density-

Owner Occupied83%

Age Distribution

0-15 26%16-64 58%65+ 16%

View Area Profile

Schools Nearby

Reed's School
0.6 mi
Inspected by ISI
Cobham Free School
0.7 mi
Good
St Andrew's Church of England Primary School
0.8 mi
Inspected as St Andrew's CofE Primary School (URN 125158) on 24 Jun 2014
Cobham Montessori School
1.0 mi
Outstanding

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

View All Schools

Comparables

View All

Courthope, 23 Eaton Park Road
-
£5.20M
-
9 Eaton Park Road
-
£11.50M
-
Hideaway, 25 Eaton Park Road
-
£7.25M
-
15 Eaton Park Road
-
£4.50M
-

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