12 Vale Road North, Surbiton, KT6 5AG

UPRN:128048750End Terrace House3 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: B (88)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£712,000

£676k - £748kHigh

Estimate

£712k

Range

£676k – £748k

Rent Estimate (pcm)

£2,850

£3k - £3k

Monthly

£2,850

Yield

4.56%

Verdict

Derived from HomePortfolio scores

12 Vale Road North earns an INVESTIGATE rating with HP Score 76/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (74/100). 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 listingsOfcom Connected NationsOfcom mobile coverageMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

71/ 100

High

Crime Score

31/ 100

Moderate

Walkability

74/ 100

High

Transit & Bike

Transit 30Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -5.3% (HIGH), sold-comps -14.7%, £/sqft -14.7%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 128048750· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.7%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.81
- valuation_snapshotsrent estimate 2850/mo (range 2600-3150)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,199/mo, -42% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 41 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 3 Nov 2026
Risk & liquidity0/15
lease 4 years (under 80): most lenders refuse it - risk scores nothing; 354 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo
- listing_factslease 4 years remaining (advert)· as of 3 Nov 2026

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

£562,500£862,500

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£750,000

At the asking price

Monthly rent£2,850/mo

Evidenced range £2,600-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£558/mo
Cash on cash: -2.6%
Score at this price: 0

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - 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 128048750Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.7%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2850/mo (range 2600-3150)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 2850/mo (range 2600-3150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 41 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£712,000

Rent Estimate (pcm)£2,850

Gross Yield4.56%

1y Growth-5.8%

3y Growth-0.1%

5y Growth-0.4%

10y Growth+0.8%

Last Sold Price£600,000 (2020-09-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0KT6 5AG

Approval Rate

-12mo

Development

low

26/02291/TPO
1 x Dead Lawson - Fell.
Pending
26/02293/TCA
T1540: (Goat Willow) - Pollard - Previous pollard height.
Pending
26/02260/TCA
T1519: Red Norway - Fell.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-09-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£41,833

Population Density-

Owner Occupied53%

Age Distribution

0-15 22%16-64 64%65+ 14%

View Area Profile

Schools Nearby

Shrewsbury House School
0.2 mi
Inspected by ISI
Southborough High School
0.2 mi
Good
Tolworth Girls' School and Sixth Form
0.4 mi
Outstanding
Tolworth Junior School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

13 Vale Road North
-
£735k
-
8 Vale Road North
-
£780k
-
7 Vale Road North
-
£575k
-
13 Vale Road North
-
£675k
-

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