Reeds, Reeds Lane, Liss, GU33 7HU

UPRN:1710043155Detached House7 bedsBuilt before 1900

FreeholdCouncil Tax: Band HEPC: G (20)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£3,044,000

£2.44M - £3.65MLow

Estimate

£3.04M

Range

£2.44M – £3.65M

Rent Estimate (pcm)

£10,100

£9k - £11k

Monthly

£10,100

Yield

14.26%

Verdict

Derived from HomePortfolio scores

Reeds earns an INVESTIGATE rating with HP Score 65/100. Investment score 52/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

52/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 23Bike 16

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

estimate implies a 72% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£850,000

At the asking price

Monthly rent£10,100/mo

Evidenced range £9,000-£11,200

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: £4,124/mo
Cash on cash: 17.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.52 - clears 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£3,044,000

Rent Estimate (pcm)£10,100

Gross Yield14.26%

1y Growth+55.2%

3y Growth-6.0%

5y Growth-1.4%

10y Growth+2.0%

Last Sold Price£1,912,500 (2024-09-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1GU33 7HU

Approval Rate

100%12mo

Development

low

SDNP/26/03418/FUL
Mixed use for the detached wooden annexe for the use of occasional holiday accommodation ( i.e Airbnb) when it is not being used for family. We believe this will enhance and provide provision to many easily assessible areas such as Goodwood, Portsmouth, National Trust, The Shipwrights Way and Ashford Hangers National Nature Reserve to name a few. If successful we will restrict the use to no more than two adults, no children or pets and one vehicle which will easily be able to leave the property forward facing.
Pending
SDNP/26/03386/FUL
Conversion of existing barn to dwelling following demolition of polytunnels and glasshouse
Pending
SDNP/26/02382/LIS
Replacement front door
Approved

View Planning Timeline

Ownership

Corporate Ownership75.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-09-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,682

Population Density299 /km²

Owner Occupied90%

Age Distribution

0-15 15%16-64 51%65+ 34%

View Area Profile

Schools Nearby

Rake CofE Primary School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Liss Infant School
1.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Liss Junior School
1.5 mi
Good
Greatham Primary School
1.9 mi
Good

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Forest Cottage Reeds Lane
-
£1.91M
-
Oak Hanger Reeds Lane
-
£1.10M
-
Oak Hanger Reeds Lane
-
£1.01M
-
Forest Cottage Reeds Lane
-
£1.50M
-

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