Birches, 77 Kingswood Firs, Grayshott, Hindhead, GU26 6EX

UPRN:1710057643Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Birches, 77 Kingswood Firs, Grayshott, Hindhead, GU26 6EX

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,072,000

£1.02M - £1.13MHigh

Estimate

£1.07M

Range

£1.02M – £1.13M

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

2.44%

Verdict

Derived from HomePortfolio scores

Birches earns an INVESTIGATE rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (40/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

40/ 100

Mixed

Transit & Bike

Transit 4Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -67.4% (HIGH), sold-comps -110.9%, £/sqft -110.9%] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 1710057643· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 19.7%· as of 23 Oct 2026
Rental economics0/40
gross yield 2.4%; range width penalty ×0.71
- valuation_snapshotsrent estimate 3650/mo (range 3200-4100)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -5,020/mo, -138% 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), 70 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
80 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

£1,346,000£1,974,500

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£1,795,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,200-£4,100

Interest rate5.4%

Loan to value75%

Cash required: £668,950
Net cash flow: -£3,531/mo
Cash on cash: -6.3%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.60 - 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 1710057643Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 19.7%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 3650/mo (range 3200-4100)Rental 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 3650/mo (range 3200-4100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 70 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£1,072,000

Rent Estimate (pcm)£3,650

Gross Yield2.44%

1y Growth+4.3%

3y Growth-1.8%

5y Growth+1.6%

10y Growth+4.2%

Last Sold Price£950,000 (2024-09-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GU26 6EX

Approval Rate

-12mo

Development

low

WA/2026/01872
Installation of a lean-to canopy (retrospective).
Pending
WA/2026/01852
Listed building consent for erection of extensions and alterations to fenestration including internal alterations following demolition of existing lean-to; erection of 2 sheds and service box together with fence enclosure and alterations to boundary walls and associated works (retrospective).
Pending
WA/2026/01851
Erection of extensions and alterations to fenestration following demolition of existing lean-to; erection of 2 sheds and service box together with fence enclosure and alterations to boundary walls and associated works (retrospective).
Pending

View Planning Timeline

Ownership

Corporate Ownership67.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-09-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,682

Population Density481 /km²

Owner Occupied88%

Age Distribution

0-15 19%16-64 53%65+ 28%

View Area Profile

Schools Nearby

St Edmunds school Trust Ltd
0.3 mi
Inspected by ISI
Grayshott Church of England Controlled Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Amesbury School
0.6 mi
Inspected by ISI
Undershaw Education Trust
0.9 mi
Outstanding

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

77 Kingswood Firs
-
£950k
-
75 Kingswood Firs
-
£1.40M
-
Treetops, 5 Kingswood Firs
-
£890k
-
7 Kingswood Firs
-
£800k
-

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