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8 Willow Place, Smallfield, Horley, RH6 9SH

UPRN:10096219331Semi-Detached House3 bedsBuilt 2022
FreeholdCouncil Tax: Band EEPC: B (86)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T10:51:06.934644+00:00)Planning· 5mo agoPlanning: stale, refreshed 5mo ago (2026-06-21T06:28:36.710724+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
8 Willow Place, Smallfield, Horley, RH6 9SH

HP Score

Strong
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
16 of 21 sources
Sale Estimate
£559,000
£531k - £587kHigh
Estimate
£559k
Range
£531k – £587k
Rent Estimate (pcm)
£2,150
£2k - £2k
Monthly
£2,150
Yield
4.62%

Verdict

Derived from HomePortfolio scores

8 Willow Place earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 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 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)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
76/ 100
Strong
Investment Score
64/ 100
Moderate
Crime Score
26/ 100
Moderate
Walkability
75/ 100
High
Transit & Bike
Transit 10Bike 33
Walk Score, out of 100

Valuation & Market

Sale Estimate£559,000
Rent Estimate (pcm)£2,150
Gross Yield4.62%
1y Growth+20.9%
3y Growth+0.2%
5y Growth+0.9%
10y Growth+2.2%
Last Sold Price£460,000 (2025-01-17)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceModerate
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
1RH6 9SH
Approval Rate
-12mo
Development
low
  • 2026/1286
    Variation of Condition 3 (Plans) of planning permission ref: 2024/1389 dated 30/09/2026 (Demolition of existing buildings and erection of 85 dwellings with associated works (Outline application with all matters reserved except access, layout and scale) to allow revisions to the approved layout, including replacing flats with houses, while retaining the approved total of 85 dwellings
    Pending
  • 2026/1194
    Erection of 8 no. residential dwellings, together with associated access, landscaping, drainage and other associated works
    Pending
  • 2026/1139
    Formation of a flood attenuation storage area, including a flood wall and kerb, outlet and drainage structures, scour protection, new steps and access ramps, ground raising, new playground and hard and soft landscaping
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership58.1%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2025-01-17
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (-)
-
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£33,316
Population Density206 /km²
Owner Occupied77%
Age Distribution
0-15 15%16-64 64%65+ 21%
View Area Profile

Schools Nearby

  • Burstow Primary School
    0.2 mi
    -
  • Aurora Redehall School
    0.9 mi
    Good
  • Minerva May School
    1.5 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Langshott Primary School
    1.6 mi
    Good

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 14 Willow Place
    -
    £568k
    -
  • 8 Willow Place
    -
    £460k
    -
  • 18 Willow Place
    -
    £700k
    -
  • 12 Willow Place
    -
    £515k
    -