Wrays, Crutchfield Lane, Hookwood, Horley, RH6 0HT

UPRN:200002898548Detached House7 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

Data freshness:Listing· freshOwnership· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Wrays, Crutchfield Lane, Hookwood, Horley, RH6 0HT

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£1,801,000

£1.44M - £2.16MLow

Estimate

£1.80M

Range

£1.44M – £2.16M

Rent Estimate (pcm)

£7,200

£7k - £8k

Monthly

£7,200

Yield

3.46%

Verdict

Derived from HomePortfolio scores

Wrays earns an INVESTIGATE rating with HP Score 53/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (7/100). 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 SourcesPortal 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

53/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

40/ 100

Elevated

Walkability

7/ 100

Low

Transit & Bike

Transit 39Bike 49

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£2,500,000

At the asking price

Monthly rent£7,200/mo

Evidenced range £6,500-£7,900

Interest rate5.4%

Loan to value75%

Cash required: £965,050
Net cash flow: -£3,453/mo
Cash on cash: -4.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - below 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£1,801,000

Rent Estimate (pcm)£7,200

Gross Yield3.46%

1y Growth-

3y Growth+0.2%

5y Growth+0.9%

10y Growth+2.2%

Last Sold Price£360,000 (1996-05-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1RH6 0HT

Approval Rate

-12mo

Development

low

26/01665/CONLA
Demolition of existing workshop and erection of a commercial workshop (Use Classes E(g)(i), E(g)(ii), E(g)(iii) and B8).
Pending
MO/2026/01488
Erection of a commercial workshop. (Reigate and Banstead BC application ref. 26/01539/F - for consultation purposes only).
Pending
26/01539/F
Erection of a commercial workshop.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-05-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,014

Population Density122 /km²

Owner Occupied83%

Age Distribution

0-15 15%16-64 60%65+ 25%

View Area Profile

Schools Nearby

Westvale Park Primary Academy
0.9 mi
Good
Meath Green Junior School
1.2 mi
-
Emerald Place Clinic School (EPCS)
1.2 mi
Outstanding
Meath Green Infant School
1.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Oak Tree Cottage Crutchfield Lane
-
£600k
-
North Lodge Crutchfield Lane
-
£740k
-
Fairhaven Crutchfield Lane
-
£499k
-
Crutchfield Brae Crutchfield Lane
-
£1.23M
-

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