Flat 2, Hurley House, 9 Leigh Court Close, Cobham, KT11 2FZ

UPRN:10095343239Flat/Maisonette2 bedsBuilt 2025

LeaseholdCouncil Tax: Band HEPC: B (89)

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

Flat 2, Hurley House, 9 Leigh Court Close, Cobham, KT11 2FZ

HP Score

/ 100

Strong

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£1,761,000

£1.67M - £1.85MHigh

Estimate

£1.76M

Range

£1.67M – £1.85M

Rent Estimate (pcm)

£5,550

£5k - £6k

Monthly

£5,550

Yield

3.75%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 86/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. 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 listingsMarket 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)ONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

86/ 100

Strong

Investment Score

70/ 100

High

Crime Score

8/ 100

Low

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 -0.8% (HIGH), sold-comps -19.7%, £/sqft -19.7%] → 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 10095343239· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 10.1%· as of 21 Oct 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.71
- valuation_snapshotsrent estimate 5550/mo (range 4850-6200)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,539/mo, -64% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 318 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 4 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

£1,331,000£1,997,000

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£1,775,000

At the asking price

Monthly rent£5,550/mo

Evidenced range £4,850-£6,200

Interest rate5.4%

Loan to value75%

Cash required: £660,550
Net cash flow: -£2,148/mo
Cash on cash: -3.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - 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 10095343239Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 10.1%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 5550/mo (range 4850-6200)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 5550/mo (range 4850-6200)
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. 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£1,761,000

Rent Estimate (pcm)£5,550

Gross Yield3.75%

1y Growth-

3y Growth-4.8%

5y Growth-1.9%

10y Growth+1.2%

Last Sold Price£1,775,044 (2025-03-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0KT11 2FZ

Approval Rate

-12mo

Development

low

2026/2363
Non-Material Amendment to planning permission 2025/0373 to revise the landscape plan to remove the trees from the rear gardens of plots 1-8 and replace them within management controlled areas.
Pending
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
2026/2259
Tree Preservation Order EL:20/20 T1 - Lime Tree - crown reducing from 33m height to 30m height; and from 6m width to 5m width due to the fact that it is next to a road, is too large for the area and needs maintenance.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-03-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,607

Population Density-

Owner Occupied83%

Age Distribution

0-15 20%16-64 57%65+ 23%

View Area Profile

Schools Nearby

St Andrew's Church of England Primary School
0.3 mi
Inspected as St Andrew's CofE Primary School (URN 125158) on 24 Jun 2014
Cobham Montessori School
0.3 mi
Outstanding
Cobham Free School
0.7 mi
Good
ACS Cobham International School
1.2 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Hurley House, 9 Leigh Court Close
-
£1.78M
-
Hurley House, 9 Leigh Court Close
-
£1.52M
-
Hurley House, 9 Leigh Court Close
-
£1.57M
-
Hurley House, 9 Leigh Court Close
-
£1.68M
-

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