Flat 9, 2 Park Hill Drive, Cobham, KT11 2FN

UPRN:10033329523Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band HEPC: B (89)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 9, 2 Park Hill Drive, Cobham, KT11 2FN

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£2,315,000

£2.20M - £2.43MHigh

Estimate

£2.31M

Range

£2.20M – £2.43M

Rent Estimate (pcm)

£6,600

£6k - £8k

Monthly

£6,600

Yield

3.96%

Verdict

Derived from HomePortfolio scores

Flat 9 earns an INVESTIGATE rating with HP Score 66/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). 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 NationsMarket 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

66/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

8/ 100

Low

Transit & Bike

Transit 4Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 5 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 edge2.5/15
claims [AVM +13.6% (HIGH), sold-comps +10.0%, £/sqft +10.1%] → 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 Nov 2026
- valuation_snapshotsestimate for 10033329523· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 5.7%· as of 4 Nov 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.67
- valuation_snapshotsrent estimate 6600/mo (range 5750-7500)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,716/mo, -56% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 64 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 5 Nov 2026
Risk & liquidity14.6/15
167 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£6,600/mo

Evidenced range £5,750-£7,500

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£2,181/mo
Cash on cash: -3.5%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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 10033329523Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 5.7%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 6600/mo (range 5750-7500)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 6600/mo (range 5750-7500)
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£2,315,000

Rent Estimate (pcm)£6,600

Gross Yield3.96%

1y Growth-

3y Growth-4.8%

5y Growth-1.9%

10y Growth+1.2%

Last Sold Price£2,150,000 (2017-09-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1KT11 2FN

Approval Rate

100%12mo

Development

low

2026/2278
Confirmation of Compliance with Conditions: 4 (Tree pre-commencement meeting), 5 (Tree protection measures) and 6 (Site supervision) of planning permission 2025/2990.
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
2026/2218
Proposed construction of a new outbuilding containing media room, gym, golf, simulator and pool change facilities with new external open air pool and patio area.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-09-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,607

Population Density-

Owner Occupied79%

Age Distribution

0-15 22%16-64 60%65+ 18%

View Area Profile

Schools Nearby

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

2 of 4 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Park Hill Drive
-
£1.90M
-
2 Park Hill Drive
-
£2.62M
-
Onslow House, 9 Park Hill Drive
-
£3.00M
-
2 Park Hill Drive
-
£1.95M
-

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