25C Horseshoe Lane West, Guildford, GU1 2SZ

UPRN:10096287843Detached House5 bedsBuilt 2026

FreeholdCouncil Tax: -EPC: B (88)

Data freshness:Listing· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

25C Horseshoe Lane West, Guildford, GU1 2SZ

HP Score

/ 100

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

£1,626,000

£1.46M - £1.79MMedium

Estimate

£1.63M

Range

£1.46M – £1.79M

Rent Estimate (pcm)

£6,200

£6k - £7k

Monthly

£6,200

Yield

4.39%

Verdict

Derived from HomePortfolio scores

25C Horseshoe Lane West earns an INVESTIGATE rating with HP Score 80/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (63/100). 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)Defra 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

HP Score

80/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

63/ 100

Moderate

Transit & Bike

Transit 19Bike 58

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£1,695,000

At the asking price

Monthly rent£6,200/mo

Evidenced range £5,550-£6,800

Interest rate5.4%

Loan to value75%

Cash required: £626,950
Net cash flow: -£1,428/mo
Cash on cash: -2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - 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£1,626,000

Rent Estimate (pcm)£6,200

Gross Yield4.39%

1y Growth-

3y Growth-1.3%

5y Growth-0.6%

10y Growth+0.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4GU1 2SZ

Approval Rate

66.7%12mo

Development

low

26/P/01439
Erection of a front porch, part single/two storey rear extension, alterations to external materials and fenestration, reconfiguration of the roof and installation of eight rooflights, one sun tunnel and two flat-roof skylights following removal of one chimney.
Pending
26/P/01420
Partial garage conversion, erection of detached garden room and alterations to fenestration
Pending
26/P/01395
Erection of single storey side and rear extension with changes to fenestration (following demolition of existing car port)
Pending

View Planning Timeline

Ownership

Corporate Ownership43.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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 Density2,531 /km²

Owner Occupied80%

Age Distribution

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

View Area Profile

Schools Nearby

Boxgrove Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Thomas of Canterbury Catholic Primary School
0.2 mi
Good
St Peter's Catholic School
0.4 mi
Outstanding
Tormead School
0.5 mi
Inspected by ISI

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

23 Horseshoe Lane West
-
£1.01M
-
34 Horseshoe Lane West
-
£1.03M
-
33 Horseshoe Lane West
-
£625k
-
31 Horseshoe Lane West
-
£605k
-

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