Tillingbourne Reach, Blacksmith Lane, Chilworth, Guildford, GU4 8NQ

UPRN:10096286767Detached House3 bedsBuilt 2024

FreeholdCouncil Tax: Band FEPC: B (89)

Data freshness:Listing· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Tillingbourne Reach, Blacksmith Lane, Chilworth, Guildford, GU4 8NQ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,094,000

£1.04M - £1.15MHigh

Estimate

£1.09M

Range

£1.04M – £1.15M

Rent Estimate (pcm)

£4,050

£4k - £5k

Monthly

£4,050

Yield

4.48%

Verdict

Derived from HomePortfolio scores

Tillingbourne Reach earns an INVESTIGATE rating with HP Score 69/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (29/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

29/ 100

Low

Transit & Bike

Transit 8Bike 22

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

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£1,085,000

At the asking price

Monthly rent£4,050/mo

Evidenced range £3,600-£4,500

Interest rate5.4%

Loan to value75%

Cash required: £379,050
Net cash flow: -£858/mo
Cash on cash: -2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - below 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£1,094,000

Rent Estimate (pcm)£4,050

Gross Yield4.48%

1y Growth-

3y Growth-2.5%

5y Growth+0.6%

10y Growth+1.5%

Last Sold Price£475,000 (2021-02-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

4GU4 8NQ

Approval Rate

100%12mo

Development

low

26/D/00149
Discharge of condition 3 (slab level, glazed link), 4 (details of all external materials and finishes), 6 (external window materials), 7 (details of rooflight), 8 (details of rainwater goods), and 10 (window repair methodology and full details of the final finish) of listed building consent 26/P/00563 approved 20/07/26
Pending
26/P/01307
Erection of single storey rear extension (following demolition of existing conservatory), rebuilding of existing outbuilding, installation of new side dormers (following demolition of existing dormer)
Pending
26/P/01173
Erection of a single storey side and rear extension with a side gate and fenestration alterations.
Approved

View Planning Timeline

Ownership

Corporate Ownership75.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-02-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,985

Population Density-

Owner Occupied76%

Age Distribution

0-15 16%16-64 57%65+ 27%

View Area Profile

Schools Nearby

Chilworth CofE (Aided) Infant School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Tillingbourne Junior School
0.5 mi
Inspected as Tillingbourne Junior School (URN 125079) on 13 Jun 2019
Shalford Infant School
1.3 mi
Good
Holy Trinity, Guildford, CofE Aided Junior School
1.4 mi
Good

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Tile House Blacksmith Lane
-
£1.55M
-
Alder Lodge Blacksmith Lane
-
£1.02M
-
Juniper Cottage Blacksmith Lane
-
£800k
-
Tillingbourne Reach Blacksmith Lane
-
£475k
-

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