Watercress Cottage, 62 The Butts, Alton, GU34 1RD

UPRN:1710019227Detached PropertyBeds -Built 1900-1929

FreeholdCouncil Tax: Band EEPC: D (57)

Data freshness:EPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Watercress Cottage, 62 The Butts, Alton, GU34 1RD

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£709,000

£673k - £744kHigh

Estimate

£709k

Range

£673k – £744k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

5.00%

Verdict

Derived from HomePortfolio scores

Watercress Cottage earns an INVESTIGATE rating with HP Score 79/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (81/100). 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 NationsMarket 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

HP Score

79/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

81/ 100

High

Transit & Bike

Transit 12Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 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: the estimate sits 15% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +15.4% (HIGH)] → 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 1710019227· as of 12 Oct 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.76; the estimate this rent rides on sits 15% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2500/mo (range 2250-2800)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -824/mo, -33% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 38 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 2 Nov 2026
Risk & liquidity14.6/15
332 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,250-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£294/mo
Cash on cash: -1.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - 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 1710019227Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2500/mo (range 2250-2800)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 2500/mo (range 2250-2800)
Rental economics needs verification before you rely on it
sale estimate 15% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£709,000

Rent Estimate (pcm)£2,500

Gross Yield5.00%

1y Growth-

3y Growth+4.0%

5y Growth+0.7%

10y Growth+1.9%

Last Sold Price£205,000 (1999-10-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GU34 1RD

Approval Rate

-12mo

Development

low

SDNP/26/03990/TPO
To dismantle T3 evergreen oak tree to ground level due to significant decay and rot present at the base of the tree, resulting in severely compromised structural integrity. Given the trees condition and its location within a high risk area, next to a nursery school, removal to ground level is considered the safest and most appropriate course of action to mitigate the risk of tree or stem failure. Two recent split stems have already recently occurred, which the council are aware of. Replacement tree to be planted in proximity as per councils recommendation. The tree is marked as T3 on attached sketch plan, TPO number EH895(12)
Pending
EHDC-26-0564-HSE
Roof alterations including the construction of side dormer windows and the installation of rooflights to the side elevations.
Pending
EHDC-26-0553-HSE
Proposed loft conversion with rear dormer and side & front gable
Pending

View Planning Timeline

Ownership

Corporate Ownership68.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-10-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,682

Population Density2,444 /km²

Owner Occupied62%

Age Distribution

0-15 21%16-64 60%65+ 19%

View Area Profile

Schools Nearby

The Butts Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Saint Lawrence Church of England Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Amery Hill School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Chawton Church of England Primary School
0.8 mi
-

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

View All Schools

Comparables

View All

66A The Butts
-
£625k
-
60 The Butts
-
£680k
-
96 The Butts
-
£440k
-
86 The Butts
-
£695k
-

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