Tall Timbers, 40, Headley Down, Bordon, GU35 8HE

UPRN:1710109802Detached House4 bedsBuilt 1976-1982

FreeholdCouncil Tax: -EPC: C (69)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Tall Timbers, 40, Headley Down, Bordon, GU35 8HE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£687,000

£652k - £721kHigh

Estimate

£687k

Range

£652k – £721k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

4.20%

Verdict

Derived from HomePortfolio scores

Tall Timbers earns an INVESTIGATE rating with HP Score 66/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (6/100). 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

66/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

6/ 100

Low

Transit & Bike

Transit 3Bike 13

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2/15
claims [AVM +0.3% (HIGH), sold-comps +2.4%, £/sqft +2.5%] → measured edge +0.40pp 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 1710109802· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15%· as of 21 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.74
- valuation_snapshotsrent estimate 2400/mo (range 2100-2650)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,256/mo, -52% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 64 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 4 Nov 2026
Risk & liquidity14.6/15
272 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

£514,000£787,500

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£685,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,100-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £231,050
Net cash flow: -£650/mo
Cash on cash: -3.4%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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 1710109802Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 2400/mo (range 2100-2650)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2400/mo (range 2100-2650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 64 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. 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£687,000

Rent Estimate (pcm)£2,400

Gross Yield4.20%

1y Growth-

3y Growth+1.9%

5y Growth+1.5%

10y Growth+3.0%

Last Sold Price£630,000 (2021-02-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GU35 8HE

Approval Rate

-12mo

Development

low

EHDC-26-0477-TPO
T1- described as oak but actually a large lime. Proposed works- Fell to ground level. Reasons for this are the tree has grown far too large for the proximity to house. The tree is less than 5m away from the house and is around 25m tall. Applicant is happy to replant. T2- described as lime but actually a small oak. Proposed works- Fell to ground level. Reasons for this are the tree is fairly one sided and grows over the road. G5- lime. Proposed works- Fell to ground level. Reasons for this are the tree blocks a lot of the light getting into the front of the house.
Pending
EHDC-26-0386-HSE
Demolition of existing rear single storey extensions, associated outbuildings. Removal of existing main roof to allow for construction of new first floor extension on top of existing dwelling and part double and single storey rear extension. External alterations to the dwelling and landscaping.
Pending
EHDC-26-0220-OUT
Outline planning application for new family dwelling (self-build). All matters reserved except means of access.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-02-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,682

Population Density1,369 /km²

Owner Occupied96%

Age Distribution

0-15 14%16-64 55%65+ 31%

View Area Profile

Schools Nearby

The Holme Church of England Primary School
1.2 mi
Good
St John's CofE Aided Infant School
1.7 mi
Good
Hollywater School
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Grayshott Church of England Controlled Primary School
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

50 Stonehill Road
-
£820k
-
57 Stonehill Road
-
£765k
-
40 Stonehill Road
-
£630k
-
44 Stonehill Road
-
£590k
-

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