The Hopkiln, Frith End Road, Bordon, GU35 0QR

UPRN:1710111158Detached House6 bedsBuilt -

Tenure: -Council Tax: -EPC: E (44)

Data freshness:Planning· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Hopkiln, Frith End Road, Bordon, GU35 0QR

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,576,000

£1.26M - £1.89MLow

Estimate

£1.58M

Range

£1.26M – £1.89M

Rent Estimate (pcm)

£5,450

£5k - £6k

Monthly

£5,450

Yield

3.54%

Verdict

Derived from HomePortfolio scores

The Hopkiln earns an INVESTIGATE rating with HP Score 58/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (7/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

58/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

7/ 100

Low

Transit & Bike

Transit 2Bike 29

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 edge0/15
claims [sold-comps -167.3%, £/sqft -167.3%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 11.5%· as of 30 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.76
- valuation_snapshotsrent estimate 5450/mo (range 4850-6050)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,929/mo, -72% 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), 74 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 & liquidity9.2/15
272 sales/12mo in area; valuation range width 40%
- 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

£1,387,500£1,989,000

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£1,850,000

At the asking price

Monthly rent£5,450/mo

Evidenced range £4,850-£6,050

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: -£2,471/mo
Cash on cash: -4.3%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.87 - 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

property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 11.5%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 5450/mo (range 4850-6050)Rental economics · as of 10 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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 5450/mo (range 4850-6050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 74 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£1,576,000

Rent Estimate (pcm)£5,450

Gross Yield3.54%

1y Growth-

3y Growth+1.9%

5y Growth+1.5%

10y Growth+3.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3GU35 0QR

Approval Rate

-12mo

Development

low

WA/2026/01911
Application under section 73 to vary wa/2021/01992 condition 1; change approved documents with regard to tree-protection measures and outbuilding plans and elevations. Condition 2; new proposed materials for outbuilding. Condition 3; new documents to replace approved documents with regard to tree-protection measures.
Pending
NMA/2026/00987
Amendment to wa/2023/02489 - minor adjustments to window sizes and positions with internal layout alterations
Approved
SDNP/26/01934/HOUS
First-floor extension and ground-floor infill extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership67.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,682

Population Density-

Owner Occupied72%

Age Distribution

0-15 15%16-64 58%65+ 27%

View Area Profile

Schools Nearby

The Green Room School Kingsley
1.2 mi
Outstanding
The Holme Church of England Primary School
2.0 mi
Good
Weyford Nursery and Primary Academy
2.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Frensham Heights School
2.4 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Stannards Frith End
-
£1.29M
-
Mowlands Farm Frith End
-
£1.78M
-
Frith End Cottage Frith End
-
£725k
-
Stannards Frith End
-
£850k
-

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